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Singapore Distressed Property Market in 2025: Separating Fact from Fiction

Posted by Jayson Ang on June 23, 2025

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TLDR

Mortgagee sale listings in Singapore rose in Q1 2025, mainly due to higher interest rates in recent years. Despite more distressed properties hitting the market, bargains are rare—banks set reserve prices based on fair market value, not desperation. Only about 5% of mortgagee auctions end in a sale, as most buyers negotiate privately afterward. Desirable properties seldom reach auction; those that do often have issues or are less attractive. If you’re considering buying at auction, manage your expectations and do thorough research. Mortgagee sales make up a small slice of the market, and regulatory measures like TDSR limit fire sales. Whether you should buy, sell, or wait depends on your personal situation—seek professional advice and rely on data-driven insights before making a move.

The rise in mortgagee listings in Singapore during Q1 2025 has sparked interest among bargain hunters. While an increase in distressed properties – homes foreclosed due to financial difficulties – might suggest opportunities for below-market deals, it’s crucial to approach this segment with realistic expectations. Despite popular belief, mortgagee sales are not always a goldmine of cheap properties.

Mortgagee Listings on the Rise, but Context is Key

Knight Frank reported 83 mortgagee sale listings in Q1 2025, a noticeable increase from 67 in the previous quarter. Residential properties accounted for a significant portion, comprising 32 non-landed and five landed properties. However, the auction success rate remained low, with only seven properties actually sold, representing a mere 5% success rate.

The increase in mortgagee sales is linked to the higher interest rate environment of 2023 and 2024. Optimistically, projected rate cuts in 2025 by the United States may ease the situation. Despite the uptick, mortgagee sales remain a small fraction of the overall property market. Regulatory measures like the Total Debt Servicing Ratio (TDSR) help prevent excessive leveraging, enabling most distressed sellers to sell before foreclosure at a reasonable price.

Debunking the Myth of Cheap Mortgagee Properties

Reserve Prices Reflect Valuation, Not Desperation: Banks prioritize recovering as much of the outstanding loan as possible. They engage valuation firms to determine market rates and set reserve prices accordingly. While a lower valuation is possible if the property remains unsold, deep discounts stemming from desperation are unlikely. In cases involving divorce or bankruptcy, court-appointed valuers ensure fair valuations to protect all parties involved. In instances where a property is sold at a very low price, it is probably not one you would want to buy.
Auctions Rarely Conclude with a Sale: The low auction success rate (around 5%) highlights that most auctions fail to meet the reserve price. Interested buyers often contact the selling party after the auction, negotiating private contracts. Therefore, seemingly low bids during auctions are often irrelevant, and private sale negotiations resemble typical property transactions.
Desirable Properties Rarely Reach Auction: If a property is well-located, boasts attractive features, and is reasonably priced, it rarely makes it to the auction stage. These properties are typically sold through conventional listings and marketing methods. Properties that languish on the market, especially expensive penthouses or undesirable units, are more likely to end up in mortgagee auctions. Before bidding on such properties, proceed with caution, as the auction environment provides limited time for thorough evaluation.

Navigating Mortgagee Sales: A Realistic Approach

While attending auctions is generally free (registration is required), don’t anticipate finding extraordinary bargains. Prepare to deposit a check (typically 5-10% of the purchase price) if you intend to bid. Contact the auction firm for specific instructions and assistance.

The Bottom Line

While an increase in mortgagee sales may present some opportunities, be wary of unrealistic expectations. Approach the market with a clear understanding of valuation principles, auction dynamics, and property-specific drawbacks. Thorough research and due diligence remain essential to making informed decisions.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

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Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
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