Your search results

What Might Occur If We Ease Property Cooling Measures?

Posted by Jayson Ang on July 21, 2025

| 0

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 …

Mandarin Top 5

5 Reasons Why It’s A Great Time To Buy Property In Singapore In 2024

Jayson Ang – February 24, 2024 –

Singapore's property market is known for its stability, high demand and strong returns. With a growing population, low unemployment rates,...

Mandarin Top 5

Top 5 : Must-Do Experiences to Make the Most of Your Singapore Trip

Jayson Ang – January 26, 2025 –

Singapore, a vibrant island city-state located off the southern coast of Malaysia, is a melting pot of cultures and a...

All Buying Tips Opinion Selling Tips

Understanding Government Land Sales (GLS) and Their Influence on Singapore’s Property Market

Jayson Ang – July 23, 2026 –

TLDR Singapore’s Government Land Sales (GLS) Programme is a key tool used by the government to manage land supply and...

All Blog Posts Opinion Selling Tips

Unveiling 4 Scenarios of CPF Accrued Interest Impact on Property Owners

Jayson Ang – December 11, 2024 –

TLDR When selling your first home, be aware of CPF accrued interest, which is the interest that would have accumulated...

Mandarin Top 5

Top 5 Best Urban Hiking Trails in Singapore

Jayson Ang – April 8, 2025 –

Singapore, known as the Garden City, is a bustling metropolis that offers a multitude of parks and nature reserves for...

All Blog Posts Buying Tips

What to Do Before Exercising Option to Purchase?

Jayson Ang – July 19, 2023 –

TLDR Home buyers are advised to thoroughly research property values using online tools, secure an ideal home loan package early...

Mandarin Top 5

Top 5 Reasons : Why is Supply so tight for Singapore Property?

Jayson Ang – January 22, 2025 –

Singapore's property market has been experiencing a tight supply in recent years, leading to increased demand and rising property prices....

All Opinion Selling Tips

The Lease Buyback Scheme Is A Strategy That Could Help You Retire Comfortably In Your HDB Flat

Jayson Ang – April 23, 2024 –

TLDR The Lease Buyback Scheme (LBS) trend among older Singaporeans is slowly gaining momentum, despite initial reluctance. The scheme allows...

All Buying Tips Opinion Selling Tips

Navigating the 2025 Singapore Property Market: Why Informed Buyers Can Stay Confident

Jayson Ang – July 9, 2025 –

TLDR Despite global economic uncertainties, Singapore’s property market remains resilient due to robust financial regulations, conservative loan assessments, and effective...

Mandarin Top 5

Top 5 Factors : Location More Important Than Freehold Status?

Jayson Ang – March 3, 2025 –

When it comes to purchasing a property, there are numerous factors that potential buyers need to consider. While the debate...

All Blog Posts Buying Tips

Should I Buy In A Newly MOP HDB Or An Older Resale HDB?

Jayson Ang – March 18, 2023 –

TLDR When deciding between a recently MOP-ed HDB property and an older resale HDB property in Singapore, various factors come...

Mandarin Top 5

Top 5 : How Does Investing In Luxury Condos In Singapore Compare To Investing In Other Real Estate Asset Classes In Terms Of Long-Term Capital Appreciation?

Jayson Ang – December 9, 2024 –

Investing in real estate has long been considered a reliable way to build wealth and diversify one's investment portfolio. In...

Mandarin Top 5

5 Amazingly Fun Things to Explore in Singapore!

Jayson Ang – July 3, 2025 –

Singapore, a vibrant city-state located at the southern tip of the Malay Peninsula, is a melting pot of cultures and...

Buying Tips Mandarin Top 5

5 Things to Know About Singapore’s Freehold & Leasehold Properties

Jayson Ang – June 10, 2023 –

5 Things to Know About Singapore's Freehold & Leasehold Properties Here are 5 things you need to know about Singapore's...

All Buying Tips Reports Selling Tips

A Timeline of Property Cooling Measures in Singapore Through the Years

Jayson Ang – August 6, 2025 –

TLDR Since 2009, Singapore has implemented over 15 rounds of property cooling measures to curb speculation and keep homes affordable....

All Buying Tips Selling Tips

Singapore Homebuyers: Finding Hidden Value in ‘Undesirable’ Property Traits

Jayson Ang – June 15, 2025 –

TLDR Many perceived drawbacks in Singapore’s property market—such as mortgage lock-ins, leasehold status, west-facing units, nearby construction, inefficient spaces, and...