Top 5 Reasons : Why Do Singaporeans Still Flood The Property Market?
Singapore, a thriving city-state with a robust economy and a strong demand for real estate, has always been an attractive...
Read More
What Might Occur If We Ease Property Cooling Measures?
TLDR
To assess if Singapore’s property cooling measures are working, compare our actions with China, which is applying the opposite strategy by trying to revive its real estate sector. China recently cut mortgage rates and raised the maximum loan-to-value (LTV) ratio, while Singapore tightened borrowing criteria and reduced LTVs. If China’s moves spark a rebound in prices, it suggests Singapore’s cooling measures might be effective at dampening demand. Watch China’s results closely, especially since changes in Chinese policy and buyer interest can impact Singapore’s luxury market (CCR). With higher ABSD for foreigners and easier conditions in China, fewer Chinese buyers may enter Singapore’s market in the near future. Whether you should buy, sell, or wait depends on your unique circumstances—there’s no one-size-fits-all answer, but data-driven advice and careful planning are more important than ever.
At times, an effective method to assess cooling measures is to observe those who are taking contrary actions.
How can we determine if the cooling measures in Singapore are effective? The most straightforward approach is to evaluate the outcomes after a few months. However, there’s another unconventional method: examining countries that are addressing the opposite issue (specifically, revitalising a struggling real-estate sector) and assessing whether their strategies differ significantly from ours. Currently, China serves as the most relevant case study for this.
China’s property market has been in crisis since 2021 (although some analysts might contend that it began a year earlier with the introduction of the three red lines policy). Nonetheless, the property giant Evergrande Group faced severe financial difficulties and failed to meet its debt obligations. When it defaulted on an offshore bond in December 2021, it triggered a cascade of events: Evergrande alone owed an estimated US$310 billion that could not be covered. Other real estate firms, such as Fantasia Holdings and Sinic Holdings Group, soon followed suit, leading to a prolonged downturn in China’s real estate market.
Recently, China has launched a substantial aid package for its property market, which stands in stark contrast to our cooling measures.
China has reduced mortgage interest rates by an average of 0.5 per cent for individual borrowers. Additionally, the maximum Loan To Value (LTV) ratio for home loans has been increased to 85 per cent, up from the previous 75 per cent.
This stands in stark contrast to the situation in Singapore. While our government has not raised interest rates, we have increased the floor rate for Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR) calculations, making it more difficult for borrowers to qualify. Furthermore, we lowered the LTV for home loans to 75 per cent, including for HDB loans, back in August 2024.
If our cooling measures have effectively moderated prices, then the reverse should potentially boost prices – it will be intriguing to see the extent of this effect on the Chinese market.
For instance, how might a 0.5 per cent reduction in interest rates influence prices? This is particularly relevant for Singapore, as a significant rate cut in the US could also lead to lower mortgage rates here. The last time we experienced this was during 2018/9 and Covid, when lower interest rates substantially increased real estate prices. Our recent research indicates that from 2000 to 2024, interest rates were pivotal in driving up even resale flat prices. A 0.5 per cent interest rate reduction in China might provide valuable insights into its impact on prices today.
In terms of decreasing LTV ratios, observing its potential to revitalise the Chinese real estate market will also be of interest to us. If it shows little to no effect, we might anticipate a similarly modest impact from our latest cooling measures. This presents an opportunity to study how much leverage is necessary before real estate begins attracting new investors (and vice versa).
Next, we need to consider the additional impacts on our Core Central Region (CCR).
Those owning luxury CCR properties should be particularly vigilant regarding developments in China at this time. Chinese purchasers continue to represent a substantial portion of buyers in the CCR, as was evident in 2022 when they dominated the market for local luxury real estate.
Currently, Singapore imposes a 60 per cent ABSD on foreign buyers, while simultaneously, the Chinese government is relaxing mortgage regulations. This creates a significant incentive for Chinese investors to reconsider purchasing in Singapore and focus on opportunities back home.
The interplay between ABSD and the actions of China’s central bank may influence CCR property values in the near future, unless Singaporeans swiftly step in to fill the void—though this seems unlikely, as even many potential upgrader buyers find CCR condos financially unattainable today.
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.
I can help you by:
- Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
- Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.
You May Also Like …
Why Can’t We Have More Housing Options For Singles?
TLDR The blog post discusses the evolving regulations for single individuals to purchase public housing in Singapore. It highlights the...
Read More
Singapore’s Priciest Districts Are Shifting—4 Key Buyer Trends Driving the Change in 2026
TLDR The Core Central Region (CCR) property market in Singapore is shifting from luxury trophy assets to practical, lifestyle-driven homes....
Read More
Why Homes Feel Out of Reach in Singapore — and How Dual Incomes Mask the Risk
TLDR Singapore’s housing affordability crisis is increasingly masked by dual-income households. Rising property prices make single-income ownership nearly impossible, pushing...
Read More
Could It Be Wise to Sell Your Property After Just 3 to 4 Years?
TLDR In this blog post, the writer delves into the Singapore property market, particularly focusing on the effectiveness of quick...
Read More
Top 5 Factors : Investing In Luxury Singapore Properties: Is It Worth It?
Investing in luxury properties has always been an attractive option for high-net-worth individuals seeking to diversify their investment portfolios. Singapore,...
Read More
5 Risks Upgraders Should Be Aware of To Avoid Financial Troubles When Progressing Their Property
TLDR The article delves into the intricacies of property asset progression in Singapore's real estate market. It highlights the risks...
Read More
Top 5 Fine Dining Restaurants in Singapore if You are Visiting Us!
Top 5 Fine Dining Restaurants in Singapore if You are Visiting Us! Singapore is known for its diverse and delicious...
Read More
Housing Affordability in 2023: Is Singapore Property Truly Unaffordable?
TLDR Singapore’s property market faces challenges with high prices, especially in private housing. While public housing remains more affordable, the...
Read More
Unlock The Key To Selling A Home With A Perceived Disadvantage Like Being West-Facing Or Close To A Rubbish Chute – Here’s How!
TLDR When selling your house, turn perceived disadvantages into advantages. For sun-facing homes, use UV sheets and blinds to manage...
Read More
Learn the Essentials of Renting Property in Singapore as a Foreigner
TLDR Renting in Singapore offers various options for foreigners, such as HDBs, Condos, and even unique properties like heritage homes....
Read More
Can You Skip the 15-Month Wait When Selling Private and Buying Resale HDB?
TLDR The 15-month wait-out rule requires private homeowners to sell their property and wait 15 months before buying a resale...
Read More
Singapore’s Real Estate Market: Disproving 5 Common Misconceptions
Singapore's real estate market is a complex and dynamic market that can be difficult to navigate for new investors. With...
Read More
How CPF Adjustments in 2025 May Influence Your Homebuying Decisions in Singapore
TLDR In 2025, significant CPF changes in Singapore impact homebuying decisions, especially for older homeowners. The Special Account (SA) for...
Read More
Avoid These 6 Terrible Property “Tips” in Singapore
TLDR When it comes to property advice, it's crucial to be cautious of common misconceptions. For instance, schemes like the...
Read More
Why Selling Your Own HDB Flat May Be More Challenging Than You Anticipate: 7 Hidden Challenges to Prepare For
TLDR Selling your flat can be a daunting task, not because of the paperwork but due to challenges in marketing...
Read More
Are You Ready to Take on the Singapore Property Market in 2023? 12 Reasons to Be Hopeful (Or Wary)!
2022 sure was a rollercoaster ride for the property market, and the world! From war in Europe to skyrocketing interest...
Read More
Ready To Make The Jump From HDB To Condo? This Guide Has All The Answers!
TLDR When upgrading from an HDB flat to a condo, consider factors like location proximity, amenities, and regulations. Decide whether...
Read More
The Scarcity of Resale Condos in Singapore (2025): Understanding the Supply Shortage
TLDR Resale condos in Singapore are facing a sharp supply crunch in 2025, driven by fewer new launches, developers holding...
Read More
Why Cash Over Valuation (COV) Doesn’t Matter Anymore
TLDR HDB’s old strategy of hiding Cash Over Valuation (COV) data isn’t cooling Singapore’s resale flat market anymore. Prices keep...
Read More