Your search results

5 Key Insights to Take Away from the Latest 2022 Cooling Measures

Posted by Jayson Ang on December 8, 2022

| 0

TLDR

Affordability of HDB Market: Government is focused on ensuring affordable public housing and may increase supply if needed. Long-term investment in private property is seen as offering more freedom.

Seizing Opportunities: HDB prices have fluctuated, presenting opportunities for profit, especially for downgraders from private property. Recent measures aim to address challenges faced by first-time buyers.

Property Market Cycle: Uncertainty looms with rumors of a recession and rising interest rates affecting property financing. Staying informed and strategic is key for success.

Property for Retirement: Government recognizes private property ownership as crucial for retirement, exempting those aged 55 and above from certain restrictions.

Multi-Million Dollar HDB Transactions: Data suggests downsizing from private property has influenced significant transactions, with older buyers making up a notable portion. Recent measures aim to balance the market.

Current Market Outlook: Transactions are expected to decrease due to cautious approach, impacting sellers and buyers differently. Smart decisions are crucial in the current climate.

Since the 30th of September 2022, the cooling measures have been in effect for over a month, and as a real estate agent in the field, I’ve been inundated with queries from my readers regarding the immediate impact of these measures and their available options. Of particular significance is the 15-month waiting period required of former private property owners who are looking to purchase in the HDB market.

If someone desired to buy a HDB flat after selling their private property, they would need to find alternative housing for at least 18 months, plus an additional 3-4 months of paperwork, prior to being eligible to enter the HDB market. This waiting period seemed to be especially designed to lower the number of million-dollar HDB deals on the resale market.

I am thankful that my clients followed my intuition, especially considering how the property prices have fluctuated in recent years.

As the first month since the implementation of the 2022 cooling measures has passed, here are some of my musings and observations.

#1 The affordability of the HDB market is an enduring necessity.

The recent cooling measures have caused much speculation – and the government has been quick to assure the public that it will ramp up the supply of HDB flats by as many as 100,000 units, if needed.

This message has been repeated to us time and time again in various subtle ways – showing just how important affordable public housing is. However, for long-term planning, it is much better to invest in private property, where there is greater “freedom” – though HDB prices will continue to grow, it will always remain a pressing concern for the government should this growth become too unrestrained.

#2 Seize the moment! Don’t let opportunities pass you by – cash in on profits when you can!

Back in 2019, the talk of the town was all about the HDB prices that had been decreasing for the sixth consecutive year – news headlines declared, “HDB resale prices drop for sixth straight year”. But then, the pandemic of 2020 occurred, and as we come to the end of 2022, we can observe a remarkable shift in the trend, with HDB prices rising rapidly during the past two years.

The pandemic has presented both advantages and disadvantages, particularly for HDB owners with aging flats. For them, this was an excellent opportunity to make some gains, which might not have been possible in the past. Even if they didn’t make a large profit from the sale of their unit, it was still not as financially challenging as it could have been. This resulted in these big and old HDB units becoming highly desirable for private property downgraders.

The pandemic has been a huge setback for first-time buyers; there’s limited supply of resale units, delayed BTO flat completions, and cash-rich buyers pricing them out of the resale market. Understandably, this prompted the government to take action with their most recent cooling measures, which have hopefully put a stop to these struggles. Even still, 4-room HDB flat owners are still enjoying the benefits – such as downgrading retirees having access to that segment.

My clients’ decisive action in taking my advice was a reminder that, while we may not be able to control our environment, we can certainly control our choices and the outcomes of those decisions. Those who took action early on are now rejoicing in their lower purchase prices, while those who sold are celebrating their gains, proving that decisiveness can indeed be rewarded!

#3: The property market is a cycle

Rumors of an impending recession in 2023, coupled with rising interest rates making financing a property more expensive, have many asking if we’re on the verge of exiting this high-stakes real estate cycle. This uncertainty, combined with the recent cooling measures, has led to fewer sellers putting their properties up for sale, leaving private property owners worried about the value of their investments, HDB owners second-guessing their plans to upgrade, and landlords seeing a surge in demand in the rental market.

It won’t be a walk in the park, but the key to success is to stay informed and ensure that you are positioned at the optimum point of the property cycle.

#4 Recognizing property as one of the major building blocks of retirement is a crucial step in securing a comfortable future.

Check out the latest cooling measures captured in the screenshot from the press release below

It is fascinating to recognize that the government has acknowledged the importance of private property ownership in providing a stable retirement by exempting those aged 55 and above from the 15-month wait out period. As a result, these individuals are allowed to downgrade from their private property to a 4-room or smaller HDB flat. Previously, I had written about the advantages of downgrading from private property for retirement, which provides an additional source of income for individuals.

#5 The Mystery Behind Who Purchased the Multi-Million Dollar HDB Flats Unveiled!

The latest report from PropNex appears to indicate that the majority of people purchasing million-dollar flats are those who are under 55 years old and have downsized from private property, likely in light of the 15-month wait period the government has put in place.

Propnex data reveals a remarkable statistic – nearly half of all HDB resale flat buyers who paid more than one million dollars were 50 years old and above. This data serves to emphasize the financial capability of this age group to purchase these large flats. Interestingly, the introduction of a wait-out period appears to have greatly diminished the number of million-dollar HDB flat transactions in the news.

Conclusion

At present, people are adopting a “wait-and-see” approach, meaning that transactions will be reduced in order to calm the heated property market. For sellers of 5-room HDB flats and larger units, the number of potential buyers has dwindled due to the restriction of private property downgraders. On the other hand, buyers now have less competition and an interesting opportunity in the current climate. I did not discuss the new Loan-To-Value ratio as I believe it is relatively moderate.

After years of low interest rates, I believe it’s high time for interest rates to increase and temper inflation. To make the wisest decisions for the long-term, when buying a property, ensure that it has the potential for greater upside than downside, and when selling a property, make sure you capture the necessary gains to safeguard your next purchase.

With all the transactions I’ve seen, I’m confident that if we make smart decisions now, we’ll be well-prepared for what lies ahead.

Thanks to the amount of experience I have in the market – from the frequency of transactions and negotiations I’m involved in – I’m able to identify patterns and foresee outcomes better than the average person. With a yearly average of 120 – 150 families that I meet, which is multiple times more than what most agents do, I can confidently provide solutions and property options for anyone seeking assistance. Should you have any queries, feel free to drop me a WhatsApp message – no obligation, of course.

You May Also Like …

All Opinion Selling Tips

Punggol Northshore HDB Flats Reaching MOP: Navigating the Resale Window

Jayson Ang – January 26, 2026

TLDR In 2025, around 1,765 HDB flats from Northshore Residences I & II and Northshore StraitsView in Punggol’s Northshore will...

All Blog Posts Buying Tips

CPF Accrued Interest On Housing: Learn What It Is and How to Calculate It

Jayson Ang – February 14, 2023

TLDR Understanding the CPF accrued interest on housing loans is crucial for Singaporean homeowners. When using CPF funds to finance...

Mandarin Top 5

5 Biggest Mistakes I Made When Starting Out In Singapore Property Investing

Jayson Ang – May 16, 2024

Investing in Singapore property can be an excellent way to generate passive income and build long-term wealth. However, like any...

All Opinion Selling Tips

7 Essential Steps to Sell Your House in Singapore

Jayson Ang – August 29, 2023

TLDR When preparing to sell your house, research the average prices in your area for a realistic figure. Consider factors...

All Buying Tips Opinion

Ouch! Our $1.8 Million Condo Investment Blunder: Unpacking 5 Crucial Takeaways from Our Bad Experience

Jayson Ang – December 14, 2023

TLDR The blog post delves into the complexities of real estate investments using Bob's experiences as examples. It highlights the...

All Buying Tips Opinion

6 Hot Property Market Trends in Singapore 2024: What Buyers Should Anticipate

Jayson Ang – May 27, 2024

TLDR When diving into Singapore's property market, expect a rollercoaster ride as trends shift drastically in 2024. Landlords and tenants...

All Buying Tips Opinion

Dispelling Common Myths: Navigating Singapore’s Property Market in 2025

Jayson Ang – January 6, 2026

TLDR Singapore’s property market in 2025 is fast-moving and different from five years ago. Buyers often overestimate available options due...

All Buying Tips Opinion

Fresh Take On What Singapore Condo Buyers Want In 2025

Jayson Ang – September 4, 2025

TLDR 2025 property buyers in Singapore are more discerning, prioritizing transparency, smart design, and real quality over flashy gimmicks. They...

Mandarin Top 5

Top 5 Best Green Spaces to Picnic in Singapore

Jayson Ang – December 25, 2024

Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also home to numerous green spaces that...

All

The Uncomfortable Truth About Homeownership and Relationships in Singapore

Jayson Ang – July 5, 2025

TLDR Property ownership and prenuptial agreements are key for married couples in Singapore. Joint ownership (either joint tenancy or tenancy-in-common)...

All Buying Tips

Why It’s Not Financially Sensible to Pay Off Your HDB Flat Home Loan in Advance

Jayson Ang – April 29, 2024

TLDR When deciding whether to repay your HDB flat loan early, consider the limitations of not being able to obtain...

Mandarin Top 5

Top 5 Places to Buy Local Art in Singapore

Jayson Ang – August 27, 2024

Singapore, a melting pot of cultures and traditions, is not only known for its breathtaking cityscape, delectable food, and shopping...

All Blog Posts Opinion

Revival of Singapore Luxury Housing Market in 2023

Jayson Ang – January 21, 2023

TLDR The property market in Singapore has witnessed significant shifts in the past two years, with a surge in prices...

All Buying Tips

What Is Cash Over Valuation in HDB (COV)

Jayson Ang – November 8, 2023

TLDR Cash Over Valuation (COV) in HDB resale flats occurs when the purchase price exceeds HDB's valuation. COV cannot be...

Mandarin Top 5

Singapore’s Best Kept Real Estate Secrets: 5 Insider Tips for Savvy Investors

Jayson Ang – May 29, 2023

Singapore's Best Kept Real Estate Secrets: 5 Insider Tips for Savvy Investors Here are 5 insider tips for those looking...

Mandarin Top 5

Top 5 Best Secret Running Routes in Singapore

Jayson Ang – September 28, 2024

Singapore, a bustling city-state known for its modern architecture and vibrant culture, is also a haven for runners seeking scenic...

All Buying Tips Selling Tips

When Should You Consider Investing in Singapore Property, and When Should You Avoid It?

Jayson Ang – February 2, 2025

TLDR Investing in real estate is a complex decision influenced by personal goals, investment horizon, rental plans, and financial liquidity....

All Blog Posts Opinion

Are We Truly Headed For A Slowdown? How Will This Affect Property Prices?

Jayson Ang – December 9, 2022

TLDR The pandemic-induced recession has surprisingly boosted property prices in Singapore, defying conventional economic trends. Factors like cost-push inflation, limited...