HDB’s Policy Shift for Young Couples: Progressive Step or Cause for Concern?
TLDR Starting July 2025, HDB will let young couples—where at least one partner is a full-time student or NSF—defer income...
Read More
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 …
The Myth of Cheaper New Condos from Lower Land Prices in Singapore
TLDR Lower Government Land Sales (GLS) prices do not automatically lead to cheaper new launch condos in Singapore. Developers base...
Read More
Top 5 : Places to Learn About Singapore’s History
Singapore, a bustling metropolis known for its modernity and multiculturalism, is also a treasure trove of rich history and heritage....
Read More
Explore the Benefits and Drawbacks of Holding an Open House!
TLDR An open house is a valuable opportunity for sellers to showcase their home to potential buyers without pressure. It...
Read More
Reach Your Goal of Owning a Flat Before You Turn 35 : Money-Saving Strategies
TLDR Jayson Ang provides valuable insights on money-saving strategies to achieve the goal of owning a flat before turning 35...
Read More
Top 5 Bakeries in Singapore for Fresh Bread and Pastries
Singapore, a melting pot of cultures and flavors, is well-known for its diverse culinary scene. Among the many gastronomic delights...
Read More
What is Your Next Step in the Property Market?
When you flip open the papers or turn on the news nowadays, the common buzzwords are "INFLATION", " INTEREST RATE...
Read More
Sentosa’s Sizzling Property Market: 5 Reasons Chinese Investors are Flocking to Singapore’s Premier Island
Sentosa's Sizzling Property Market: 5 Reasons Chinese Investors are Flocking to Singapore's Premier Island Here are the top 5 reasons...
Read More
How Can Real Estate Investment Help You to Combat Inflation?
TLDR When it comes to real estate investments in Singapore amidst rising inflation rates, consider strategies such as capitalizing on...
Read More
Discover Singapore: 5 Must-See Attractions for a Culture Lovers’ Paradise
TLDR Singapore stands out as a top destination for culture lovers, offering a rich blend of heritage and modernity through...
Read More
Maximize Your Property Investment: 5 Questions to Ask Your Real Estate Agent in Singapore
Buying a property in Singapore can be a daunting task, especially for first-time buyers. It is important to have a...
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
How to Avoid Forfeiting Your Security Deposit: A Guide to Your Rental Property
TLDR When bidding farewell to your rented property, ensure the safe return of your security deposit by: Regular Aircon Servicing:...
Read More
$1.5 Million HDB Flats: Their Locations and Reasons Behind Being Singapore’s Priciest Public Housing
TLDR Singapore’s HDB resale market has entered a new phase, with at least 13 flats sold for $1.5 million or...
Read More
Top 5 Factors : Buying Resale vs New Launch Property in Singapore: Which is Better?
The decision to invest in a property in Singapore can be both exciting and daunting, especially when faced with the...
Read More
3 Steps to Protect Yourself from Real Estate Scams in Singapore
Lately, there has been an increase in scams related to real estate. Scammers are pretending to be real estate agents...
Read More
Common Misconceptions About Buying Property in Singapore’s Core Central Region (CCR) in 2025
TLDR Singapore’s Core Central Region (CCR) is often seen as a safe, luxurious, and exclusive property segment. However, this view...
Read More
Crucial Facts : All First Time Buyers Need to Know
TLDR When it comes to property investment for first-time buyers in Singapore, careful planning and early action are key. Consider...
Read More
Top 5 : Reasons why Freehold Properties Cost More in Singapore
Freehold properties, a term often heard in the real estate market, are properties that are "free from hold" of any...
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
