12-08-2011, 10:48 AM
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12-08-2011, 02:21 PM
House hunt
Article from Business Times
Published December 8, 2011
Developers fear impact of targeted stamp duty
Extra 10% duty for foreigners set to help cool prices for S'poreans
By KALPANA RASHIWALA
(SINGAPORE) The government yesterday announced significant steps that could bring private home prices back within the reach of Singaporeans. Developers, however, have called these steps, which are expected to hit sales and prices, untimely.
Starting today, foreigners and corporate entities buying private homes in Singapore will have to pay an extra 10 per cent by way of an additional buyer's stamp duty. This duty will also apply to permanent residents (PRs) buying their second or subsequent homes and Singaporeans buying their third residential property or more - though only to the tune of 3 per cent. Overseas properties are excluded from the count of properties owned.
The move is aimed at reining in private property prices, which some felt were slipping beyond the reach of many Singaporeans. Real Estate Developers Association of Singapore (Redas) said, however, that the measures are untimely given that the local economy is expected to slow down next year. 'Redas is disappointed in the lack of consultation on the latest measures. They came as a surprise as the current market outlook is uncertain. The good take-up rate in the primary market is driven by the increased number of new launches and unique selling points of certain projects. It is not indicative of a return to a speculative market.'
The government also boosted the supply of land for executive condos in H1 2012 as part of its land sales programme.
Though the additional buyer's stamp duty (ABSD) kicks in today, remission will be given for options granted on or before Dec 7 and exercised within three weeks (that is, on or before Dec 28) or the option validity period, whichever is earlier.
Deputy Prime Minister and Finance Minister Tharman Shanmugaratnam said: 'We have always had open markets and must keep them that way. However, the reality is that investment flows into our property market are now larger than before, and unlikely to recede as long as interest rates remain low. The additional buyer's stamp duty should help cool investment demand, and avoid the prospect of a major, destabilising correction further down the road.'
A joint release from the Ministry of Finance and the Ministry of National Development yesterday evening said: 'A higher ABSD rate for foreign buyers in particular is necessary, in view of the large pool of external liquidity and strong buying interest from abroad, and the relatively small size of the Singapore market.'
It added: 'Excessive investment demand will . . . make the property cycle more volatile, and thus increase the risks to our economy and banking system.'
Foreign purchases accounted for 19 per cent of all private residential property purchases in H2 2011, up from 7 per cent in H1 2009, it noted.
Credo Real Estate's analysis showed that foreigners' presence is much stronger in the prime and mid-prime districts, where they accounted for nearly a quarter of caveats lodged in Q3 2011 - up from 16 per cent in 2010 and 13 per cent in 2009.
For the suburban mass- market segment (Outside Central Region), the proportion has also been rising, from 5 per cent in 2009 to 7 per cent in 2010 and nearly 15 per cent in Q3 2011.
'The suburban mass market is probably of greater concern as buyers of first private homes would feel threatened by increasing number of foreign purchasers,' said Credo executive director Ong Teck Hui.
DTZ's Southeast Asia chief operating officer Ong Choon Fah said the ABSD is not a blunt policy tool. 'They have made distinctions between foreigners and PRs and whether they are buying for owner occupation or investment. This is very carefully calibrated to strike a balance between the price that Singapore has to pay for being an open economy and ensuring property prices remain within the reach of Singaporeans.'
She reckons developers will take a wait-and-see attitude, evaluate their options and watch how buyers react.
'Prices should fall but activity has to drop significantly first before developers re-price their projects. The likelihood is that some may first take soft measures to mitigate the situation - such as absorbing the additional buyer's stamp duty or giving furnishing vouchers - before resorting to a price cut.'
Knight Frank chairman Tan Tiong Cheng too acknowledged that prices will soften. 'With so much supply coming into the market, developers will either have to revise their prices to move units, or absorb the additional buyer's stamp duty.' The latter will be tantamount to a price cut as far as a developer is concerned, note analysts.
'This set of measures will definitely help to cool prices. The concern has been that foreign buying is pushing up prices,' said Mr Tan. With the 10 per cent ABSD on foreign buyers, the long-awaited recovery in demand in the luxury sector will take even longer, he added.
Standard Chartered Bank said in a research note last night: 'We expect the policy to induce a 20 per cent decline in sales volume in Q1 2012. . . We continue to expect residential prices to fall 20-30 per cent next year.'
Article from Business Times
Published December 8, 2011
Developers fear impact of targeted stamp duty
Extra 10% duty for foreigners set to help cool prices for S'poreans
By KALPANA RASHIWALA
(SINGAPORE) The government yesterday announced significant steps that could bring private home prices back within the reach of Singaporeans. Developers, however, have called these steps, which are expected to hit sales and prices, untimely.
Starting today, foreigners and corporate entities buying private homes in Singapore will have to pay an extra 10 per cent by way of an additional buyer's stamp duty. This duty will also apply to permanent residents (PRs) buying their second or subsequent homes and Singaporeans buying their third residential property or more - though only to the tune of 3 per cent. Overseas properties are excluded from the count of properties owned.
The move is aimed at reining in private property prices, which some felt were slipping beyond the reach of many Singaporeans. Real Estate Developers Association of Singapore (Redas) said, however, that the measures are untimely given that the local economy is expected to slow down next year. 'Redas is disappointed in the lack of consultation on the latest measures. They came as a surprise as the current market outlook is uncertain. The good take-up rate in the primary market is driven by the increased number of new launches and unique selling points of certain projects. It is not indicative of a return to a speculative market.'
The government also boosted the supply of land for executive condos in H1 2012 as part of its land sales programme.
Though the additional buyer's stamp duty (ABSD) kicks in today, remission will be given for options granted on or before Dec 7 and exercised within three weeks (that is, on or before Dec 28) or the option validity period, whichever is earlier.
Deputy Prime Minister and Finance Minister Tharman Shanmugaratnam said: 'We have always had open markets and must keep them that way. However, the reality is that investment flows into our property market are now larger than before, and unlikely to recede as long as interest rates remain low. The additional buyer's stamp duty should help cool investment demand, and avoid the prospect of a major, destabilising correction further down the road.'
A joint release from the Ministry of Finance and the Ministry of National Development yesterday evening said: 'A higher ABSD rate for foreign buyers in particular is necessary, in view of the large pool of external liquidity and strong buying interest from abroad, and the relatively small size of the Singapore market.'
It added: 'Excessive investment demand will . . . make the property cycle more volatile, and thus increase the risks to our economy and banking system.'
Foreign purchases accounted for 19 per cent of all private residential property purchases in H2 2011, up from 7 per cent in H1 2009, it noted.
Credo Real Estate's analysis showed that foreigners' presence is much stronger in the prime and mid-prime districts, where they accounted for nearly a quarter of caveats lodged in Q3 2011 - up from 16 per cent in 2010 and 13 per cent in 2009.
For the suburban mass- market segment (Outside Central Region), the proportion has also been rising, from 5 per cent in 2009 to 7 per cent in 2010 and nearly 15 per cent in Q3 2011.
'The suburban mass market is probably of greater concern as buyers of first private homes would feel threatened by increasing number of foreign purchasers,' said Credo executive director Ong Teck Hui.
DTZ's Southeast Asia chief operating officer Ong Choon Fah said the ABSD is not a blunt policy tool. 'They have made distinctions between foreigners and PRs and whether they are buying for owner occupation or investment. This is very carefully calibrated to strike a balance between the price that Singapore has to pay for being an open economy and ensuring property prices remain within the reach of Singaporeans.'
She reckons developers will take a wait-and-see attitude, evaluate their options and watch how buyers react.
'Prices should fall but activity has to drop significantly first before developers re-price their projects. The likelihood is that some may first take soft measures to mitigate the situation - such as absorbing the additional buyer's stamp duty or giving furnishing vouchers - before resorting to a price cut.'
Knight Frank chairman Tan Tiong Cheng too acknowledged that prices will soften. 'With so much supply coming into the market, developers will either have to revise their prices to move units, or absorb the additional buyer's stamp duty.' The latter will be tantamount to a price cut as far as a developer is concerned, note analysts.
'This set of measures will definitely help to cool prices. The concern has been that foreign buying is pushing up prices,' said Mr Tan. With the 10 per cent ABSD on foreign buyers, the long-awaited recovery in demand in the luxury sector will take even longer, he added.
Standard Chartered Bank said in a research note last night: 'We expect the policy to induce a 20 per cent decline in sales volume in Q1 2012. . . We continue to expect residential prices to fall 20-30 per cent next year.'
12-08-2011, 02:22 PM
Article from CNA
Additional buyer's stamp duty for private property from Dec 8
By Joanne Chan | Posted: 07 December 2011 2003 hrs
Landed property in Singapore
SINGAPORE: The government has imposed an Additional Buyer's Stamp Duty (ABSD) for private property of between 3 per cent and 10 per cent for Singaporeans, Permanent Residents and foreigners to moderate investment demand for private residential property and promote a more stable and sustainable market.
The changes take effect on December 8.
Foreigners will pay 10 per cent Additional Buyer's Stamp Duty (ABSD) for any residential property.
Permanent Residents owning one and buying second and subsequent properties will pay 3 per cent ABSD.
Singaporeans owning two and buying a third and subsequent residential properties will pay 3 per cent Additional Buyer's Stamp Duty.
The ABSD will be imposed over and above the current Buyer's Stamp Duty, which are 1 per cent on the first $180,000 of purchase consideration or market value of the property (whichever is higher), 2 per cent on the next $180,000 and 3 per cent for the remainder.
In a joint statement on Wednesday, the Finance and National Development ministries say the government's objective is to promote a sustainable residential property market where prices move in line with economic fundamentals.
They said prices of private residential properties have continued to rise, albeit more slowly in the last two quarters.
Prices are now 13 per cent above the peak in the second quarter of 1996, and 16 per cent above the more recent peak in the second quarter of 2008.
They said that even with the current economic uncertainties, the demand for private residential property remains firm.
Given the uncertainty in stock markets and with interest rates remaining low, private property in Singapore continues to attract local and foreign investors.
They added that excessive investment demand will make the property cycle more volatile, and thus increase the risks to Singapore's economy and banking system.
The government said the higher ABSD rate for foreign buyers in particular is necessary, in view of the large pool of external liquidity and strong buying interest from abroad, and the relatively small size of the Singapore market.
The government said foreign purchases account for 19 per cent of all private residential property purchases in the second half of 2011, up from 7 per cent in the first half of 2009.
For purchases made jointly by two or more parties (eg a Singaporean with a PR, or a PR with a foreigner), the higher applicable ABSD rate will be imposed.
For example, if a citizen purchases a property with a foreigner, the ABSD of 10 per cent will apply.
In the case of a joint purchase by Singaporeans, who each already owns properties, the ABSD of 3 per cent will apply as long as one of the purchasers already owns two properties.
Deputy Prime Minister and Minister for Finance Tharman Shanmugaratnam, said: "We have always had open markets and must keep them that way. However, the reality is that investment flows into our property market are now larger than before, and unlikely to recede as long as interest rates remain low.
"The additional buyer's stamp duty should help cool investment demand, and avoid the prospect of a major, destabilising correction further down the road."
Minister for National Development Khaw Boon Wan said: "We are ramping up the supply of new Executive Condominium units through the Government Land Sales Programme.
"This will help higher-income Singaporeans own private condominium units in an affordable way, as the sale of new EC units is restricted to Singaporean households only."
Singaporean first-time buyers and upgraders, and buyers of HDB flats will not be affected by the new measure.
Certain reliefs will be provided so that the measure will not impact home occupation demand by residents.
For example, relief will be provided for Singaporean-foreigner/PR married couples buying their homes.
Reliefs will also be provided for qualifying developers and for purchases falling within the scope of Singapore's international trade agreements.
The government will continue to ensure an adequate supply of private housing to meet-medium term demand.
There are 41,000 unsold private housing units in the pipeline.
The government will inject sites that can potentially yield a total of 14,100 units in the 1H2012 Government Land Sales (GLS) Programme, similar to the supply in previous GLS programmes.
Of these, about 7,000 units will be from sites on the Confirmed List.
These numbers take into account the ample pipeline supply and the dampening effect of the ABSD.
The government will also expand the supply of executive condominiums (ECs) in 2012 and is prepared to release sites that can potentially yield 5,000 EC units for the entire year.
Sites for 3,500 EC units will be made available in 1H2012, including 3,000 EC units on the Confirmed List.
The Confirmed List quantum is comparable to the 3,000 EC units from five sites sold for the whole of 2011. More details will be provided in the press release for the 1H2012 GLS Programme on MND's website.
The Government will continue to monitor the property market and adjust our property policies in step with changes in the market and the economy.
- CNA/de
Additional buyer's stamp duty for private property from Dec 8
By Joanne Chan | Posted: 07 December 2011 2003 hrs
Landed property in Singapore
SINGAPORE: The government has imposed an Additional Buyer's Stamp Duty (ABSD) for private property of between 3 per cent and 10 per cent for Singaporeans, Permanent Residents and foreigners to moderate investment demand for private residential property and promote a more stable and sustainable market.
The changes take effect on December 8.
Foreigners will pay 10 per cent Additional Buyer's Stamp Duty (ABSD) for any residential property.
Permanent Residents owning one and buying second and subsequent properties will pay 3 per cent ABSD.
Singaporeans owning two and buying a third and subsequent residential properties will pay 3 per cent Additional Buyer's Stamp Duty.
The ABSD will be imposed over and above the current Buyer's Stamp Duty, which are 1 per cent on the first $180,000 of purchase consideration or market value of the property (whichever is higher), 2 per cent on the next $180,000 and 3 per cent for the remainder.
In a joint statement on Wednesday, the Finance and National Development ministries say the government's objective is to promote a sustainable residential property market where prices move in line with economic fundamentals.
They said prices of private residential properties have continued to rise, albeit more slowly in the last two quarters.
Prices are now 13 per cent above the peak in the second quarter of 1996, and 16 per cent above the more recent peak in the second quarter of 2008.
They said that even with the current economic uncertainties, the demand for private residential property remains firm.
Given the uncertainty in stock markets and with interest rates remaining low, private property in Singapore continues to attract local and foreign investors.
They added that excessive investment demand will make the property cycle more volatile, and thus increase the risks to Singapore's economy and banking system.
The government said the higher ABSD rate for foreign buyers in particular is necessary, in view of the large pool of external liquidity and strong buying interest from abroad, and the relatively small size of the Singapore market.
The government said foreign purchases account for 19 per cent of all private residential property purchases in the second half of 2011, up from 7 per cent in the first half of 2009.
For purchases made jointly by two or more parties (eg a Singaporean with a PR, or a PR with a foreigner), the higher applicable ABSD rate will be imposed.
For example, if a citizen purchases a property with a foreigner, the ABSD of 10 per cent will apply.
In the case of a joint purchase by Singaporeans, who each already owns properties, the ABSD of 3 per cent will apply as long as one of the purchasers already owns two properties.
Deputy Prime Minister and Minister for Finance Tharman Shanmugaratnam, said: "We have always had open markets and must keep them that way. However, the reality is that investment flows into our property market are now larger than before, and unlikely to recede as long as interest rates remain low.
"The additional buyer's stamp duty should help cool investment demand, and avoid the prospect of a major, destabilising correction further down the road."
Minister for National Development Khaw Boon Wan said: "We are ramping up the supply of new Executive Condominium units through the Government Land Sales Programme.
"This will help higher-income Singaporeans own private condominium units in an affordable way, as the sale of new EC units is restricted to Singaporean households only."
Singaporean first-time buyers and upgraders, and buyers of HDB flats will not be affected by the new measure.
Certain reliefs will be provided so that the measure will not impact home occupation demand by residents.
For example, relief will be provided for Singaporean-foreigner/PR married couples buying their homes.
Reliefs will also be provided for qualifying developers and for purchases falling within the scope of Singapore's international trade agreements.
The government will continue to ensure an adequate supply of private housing to meet-medium term demand.
There are 41,000 unsold private housing units in the pipeline.
The government will inject sites that can potentially yield a total of 14,100 units in the 1H2012 Government Land Sales (GLS) Programme, similar to the supply in previous GLS programmes.
Of these, about 7,000 units will be from sites on the Confirmed List.
These numbers take into account the ample pipeline supply and the dampening effect of the ABSD.
The government will also expand the supply of executive condominiums (ECs) in 2012 and is prepared to release sites that can potentially yield 5,000 EC units for the entire year.
Sites for 3,500 EC units will be made available in 1H2012, including 3,000 EC units on the Confirmed List.
The Confirmed List quantum is comparable to the 3,000 EC units from five sites sold for the whole of 2011. More details will be provided in the press release for the 1H2012 GLS Programme on MND's website.
The Government will continue to monitor the property market and adjust our property policies in step with changes in the market and the economy.
- CNA/de
12-08-2011, 10:18 PM
Singapore
December 8, 2011, 5.04 pm (Singapore time)
Daiwa sees home prices falling 22-26% from end-2011 to end-2014
By YEO AIQI
Daiwa Securities Capital Markets Co Ltd on Thursday issued a negative call on the Singapore residential property segment, forecasting that home prices are likely to fall by 22 to 26 per cent from end-2011 to end-2014.
Daiwa's analysts David Lum and Tony Darwell stated that the government's new round of cooling measures include a 'potentially punitive additional buyer's stamp duty (ABSD) of 10 per cent'. In addition, government has announced that its land sales programme will make available another 14,100 units in first half of 2012.
The analysts believe the ABSD will reduce excessive investment demand in the residential-property market.
'In view of the more uncertain economic outlook and the implementation of the ABSD, which alone could send an immediate chill through the market, especially at the high-end segment, another robust government land sales programme for first half of 2012 only increases the risk of rising unsold inventory in the presale market and rising vacancies when a potential glut of GLS projects are completed eventually,' Mr Lum and Mr Darwell said.
They also forecast a prolonged downturn in home prices.
December 8, 2011, 5.04 pm (Singapore time)
Daiwa sees home prices falling 22-26% from end-2011 to end-2014
By YEO AIQI
Daiwa Securities Capital Markets Co Ltd on Thursday issued a negative call on the Singapore residential property segment, forecasting that home prices are likely to fall by 22 to 26 per cent from end-2011 to end-2014.
Daiwa's analysts David Lum and Tony Darwell stated that the government's new round of cooling measures include a 'potentially punitive additional buyer's stamp duty (ABSD) of 10 per cent'. In addition, government has announced that its land sales programme will make available another 14,100 units in first half of 2012.
The analysts believe the ABSD will reduce excessive investment demand in the residential-property market.
'In view of the more uncertain economic outlook and the implementation of the ABSD, which alone could send an immediate chill through the market, especially at the high-end segment, another robust government land sales programme for first half of 2012 only increases the risk of rising unsold inventory in the presale market and rising vacancies when a potential glut of GLS projects are completed eventually,' Mr Lum and Mr Darwell said.
They also forecast a prolonged downturn in home prices.