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Latest Singapore Property Measures




Listed below are the Singapore property measures that the government have introduced since 1996. The Government's objective for these cooling measures is to ensure a stable and sustainable property market where prices move in line with economic fundamentals.


New Singapore Property Rules - 10 February 2014 - Immediate Effect

Exemption from TDSR Threshold for Refinancing of Owner-Occupied Residential Properties

MAS has decided to broaden the existing exemption from the TDSR threshold of 60 per cent for such loans to ease the debt servicing burden of these borrowers.

Refinancing of owner-occupied property loans
  • Under the revised rules, a borrower who bought a residential property before the TDSR rules were introduced i.e. the Option to Purchase (OTP) of the residential property was granted before 29 June 2013 will be exempted from the TDSR threshold as long as he occupies the residential property that is being refinanced.1 This is a concession compared to the current rules, which also require that he does not own any other property, or have any other outstanding property loan.
  • The Mortgage Servicing Ratio (MSR) will also not apply to the refinancing of loans for HDB flats and Executive Condominiums (ECs) that are owner-occupied and were purchased before their respective MSR implementation dates.
  • A similar concession will apply with regard to loan tenures, for residential properties purchased before the respective implementation dates for the loan tenure limits. In such cases, borrowers whose loan tenures for their owner-occupied residential properties exceed the current regulatory limits4 will be allowed to maintain the remaining tenures of their loans at the point of refinancing.
Refinancing of investment property loans
  • The TDSR threshold of 60 per cent will continue to apply to the refinancing of all investment property loans. This is to encourage borrowers to right-size their loans and thereby reduce their vulnerability to adverse economic conditions or changes in interest rates. However, MAS recognises that some borrowers may face challenges in right-sizing their debt obligations in the short term; the starting level of debt may be too high and there may be significant costs involved if they had to sell their properties to reduce their leverage.
  • Therefore, MAS will allow a transition period until 30 June 2017, during which a borrower may refinance his investment property loans above the 60 per cent threshold, provided he meets the following conditions:
    • the OTP of the property was granted before 29 June 2013;
    • the borrower commits to a debt reduction plan with the financial institution (FI) at the point of refinancing; and
    • the borrower fulfils the FI's credit assessment.
Sources : The Monetary Authority of Singapore (MAS)


Singapore Property Measures - w.e.f. from 29 June 2013

MAS Introduces Total Debt Servicing Ratio (TDSR) framework for Property Loans

The Monetary Authority of Singapore (MAS) have introduced a Total Debt Servicing Ratio (TDSR) framework for all property loans granted by financial institutions to individuals. A standardised set of guidelines to assess property buyers' ability to borrow. This will require financial institutions to take into consideration borrowers' other outstanding debt obligations when granting property loans. His total monthly repayments of his debt obligations should not exceed 60 per cent of his gross monthly income. The TDSR will apply to loans for the purchase of all types of property, loans secured on property and the re-financing of all such loans.

MAS will also refine rules related to the application of the existing Loan-to-Value (LTV) limits on housing loans. These refinements seek to ensure the effectiveness of the LTV limits that were put in place to cool investment demand in the housing market. In particular, they aim to prevent circumvention of the tighter LTV limits on second and subsequent housing loans.

In particular, MAS will require:
  • borrowers named on a property loan to be the mortgagors of the residential property for which the loan is taken;
  • "guarantors" who are standing guarantee for borrowers otherwise assessed by the financial institutions at the point of application for the housing loan not to meet the TDSR threshold for a property loan to be brought in as co-borrowers; and
  • in the case of joint borrowers, that financial institutions use the income-weighted average age of borrowers when applying the rules on loan tenure.
Sources : The Monetary Authority of Singapore (MAS)


Singapore Property Measures - 8 March 2013

New Housing Measures For HDB Flat

Minister for National Development Khaw Boon Wan announced in Parliament today several new housing measures to help first-timers, second-timers, divorcees, singles, and the elderly.

a) Extension of the Parenthood Provisional Housing Scheme (PPHS) to all first-timer married couples To provide an additional housing option to first-timer married couples who are awaiting the completion of their BTO/SBF flats

b) Extension of the Parenthood Priority Scheme (PPS) to expectant mothers To help first-timer married couples expecting children buy a home sooner

c) Quota of 2 and 3-room flats in non-mature estates Build-To-Order (BTO) flats for second-timers doubled from 15% to 30%; 5% of the 30% quota will be set aside for divorced/widowed second-timers with children below 16 To help vulnerable second-timers right-size

d) Reduction in the time bar for divorced couples to each buy a subsidised flat from 5 to 3 years To help divorced persons buy a subsidised flat earlier

e) New 2-room flats in non-mature estates for first-timer singles aged 35 and above, earning up to $5,000 monthly To meet singles' housing needs

f) Half of Studio Apartments set aside under Studio Apartment Priority Scheme (SAPS) To provide greater assurance of success to elderly applicants right-sizing to a studio apartment (SA) near their current home, or near their married children

g) Two related measures on the subletting of HDB flats to non-citizen subtenants were also shared in Parliament:
  • Plan to impose a quota on non-citizen subtenants renting entire HDB flats and bedrooms, and
  • Reduction of the maximum approved subletting period from 3 years to 1.5 years, for all new and renewal of HDB tenancy agreements involving non-citizens
Sources : Housing & Development Board (HDB)




Singapore Property Measures - 25 Febuary 2013 (Budget 2013)

Change Of Property Tax Structure

The Government announced the introduction of progressive property tax rates for all residential properties from 1 Jan 2014 and 1 Jan 2015. The revised property tax structure will be phased in over two years starting from 1 January 2014.

A) Owner-Occupied Residential Property Tax

Latest Singapore Property Tax

B) Non-Owner-Occupied Residential Property Tax

Latest Singapore Property Tax

C) Removing the Property Tax Refund Concession for Vacant Properties

With effect from 1 Jan 2014, the property tax refund concession for vacant properties (whether residential or not) will be removed. The tax treatment of all vacant properties will be streamlined as follows:
  • a) Vacant residential properties will be taxed at the prevailing property tax rates for non-owner-occupied residential properties;
  • b) However, residential properties undergoing repairs or building works for owner-occupation can be taxed at the owner-occupier property tax rates during the period of repairs or building works (for up to two years). This is provided that the property is owner-occupied for at least one year after the completion of the repairs or building works;
  • c) Vacant non-residential buildings or those undergoing repairs to render them fit for occupation will be taxed at the prevailing property tax rate of 10% for non-residential buildings;
  • d) Vacant land undergoing residential development for owner-occupation can be taxed at owner-occupier tax rates during the development period (for up to two years) if the property is owner-occupied for at least a year after the completion of the residential development. All other vacant land will continue to be taxed at 10% during the development period.
  • e)The property tax treatment for residential properties undergoing demolition and reconstruction remains unchanged.

Sources : Inland Revenue Authority of Singapore (IRAS)


Singapore Property Measures - 12 January 2013

A) Cooling Measures for the Residential Property Market

The following measures will take effect on 12 January 2013:

1. Additional Buyer's Stamp Duty (ABSD) rates will be:
  • Raised between five and seven percentage points across the board.
  • Imposed on Permanent Residents (PRs) purchasing their first residential property and on Singaporeans purchasing their second residential property.
Citizenship ABSD Rate on
1st Purchase
ABSD Rate on
2nd Purchase
ABSD Rate on
3rd & Subsequent
Purchase
Singapore
Citizens
Existing: NA
Revised: NA
Existing: NA
Revised: 7%
Existing: 3%
Revised: 10%
Permanent
Residents
Existing: NA
Revised: 5%
Existing: 3%
Revised: 10%
Existing: 3%
Revised: 10%
Foreigners and nonindividuals
(corporate entities)
Existing: 10%
Revised: 15%
Existing: 10%
Revised: 15%
Existing: 10%
Revised: 15%

2. Loan-to-Value limits on housing loans granted by financial institutions will be tightened for individuals who already have at least one outstanding loan, as well as to non-individuals such as companies.

3. Besides tighter Loan-to-Value limits, the minimum cash down payment for individuals applying for a second or subsequent housing loan will also be raised from 10% to 25%.

1st Housing Loan 2nd Housing Loan From 3rd Housing
Loan
LTV Limit

Existing Rules
80%; or 60% if the
loan tenure is more
than 30 years or
extends past age 65

Revised Rules
No change

Existing Rules
60%; or 40% if the
loan tenure is more
than 30 years or
extends past age 65

Revised Rules
50%; or 30% if the
loan tenure is more
than 30 years or
extends past age 65
Existing Rules
60%; or 40% if the
loan tenure is more
than 30 years or
extends past age 65

Revised Rules
40%; or 20% if the
loan tenure is more
than 30 years or
extends past age 65
Minimum
Cash
Down
Payment
Existing Rules
5% (for LTV of 80%)
10% (for LTV of 60%)

Revised Rules
No change
Existing Rules
10%


Revised Rules
25%
Existing Rules
10%


Revised Rules
25%
Non-
Individual
Borrowers
Existing LTV Limit
40%

Revised LTV Limit
20%

B) Cooling Measures Specific to Public Housing

1. Tighter eligibility for loans to buy HDB flats:
  • MAS will cap the Mortgage Servicing Ratio (MSR) for housing loans granted by financial institutions at 30% of a borrower's gross monthly income.
  • For loans granted by HDB, the cap on the MSR will be lowered from 40% to 35%.
2. PRs who own a HDB flat will be disallowed from subletting their whole flat.

3. PRs who own a HDB flat must sell their flat within six months of purchasing a private residential property in Singapore.

4. An additional measure will take effect on 1 July 2013 to tighten the terms for granting HDB loans and the use of CPF funds for the purchase of HDB flats with remaining leases of less than 60 years.

Remaining
Lease
of HDB Flat
Use of CPF funds HDB Housing Loan
> 60 years Allowed based on current
policy, i.e. status quo.
Allowed based on current
policy, i.e. status quo.
30 to 59 years Allowed, except for buyers
for whom the remaining
lease cannot cover them to
the age of at least 80.

The total CPF usage by the
household will be the prorated
Valuation Limit (VL)
based on the ratio of the
remaining lease when the
youngest buyer who can
use CPF turns 55 years old,
to the lease at point of
purchase.
Allowed, if remaining lease
can cover the buyer* to the
age of at least 80.

Loan tenure will be the
shortest of: 30 years; 65 years
minus average age of buyers;
and balance lease at the point
of purchase minus 20 years.
20- 29 years Not allowed. Allowed, if remaining lease
can cover the buyer* up to the
age of at least 80.

Loan tenure will be the
shortest of: 30 years; 65
minus average age of buyers;
and balance lease at the point
of purchase minus 20 years.
< 20 years Not allowed. No HDB housing loan.

C) Cooling Measures for Executive Condominium Developments

The following SSD rates will be imposed on industrial properties and land bought and sold within three years of the date of purchase:

a) The maximum strata floor area of new EC units will be capped at 160 square metres.

b) Sales of new dual-key EC units will be restricted to multi-generational families only.

c) Developers of future EC sale sites from the Government Land Sales programme will only be allowed to launch units for sale 15 months from the date of award of the sites or after the physical completion of foundation works, whichever is earlier.

d) Private enclosed spaces and private roof terraces will be treated as gross floor area (GFA). The GFA of such spaces in non-landed residential developments, including ECs, will be counted as part of the 'bonus' GFA of a residential development and subject to payment of charges. This is in line with the treatment of balconies under URA's current guidelines.

D) Cooling Measure for the Industrial Property Market: Seller's Stamp Duty

The following SSD rates will be imposed on industrial properties and land bought and sold within three years of the date of purchase:

a) SSD at 15% if the property is sold in the first year of purchase, i.e. the property is held for one year or less from the date of purchase

b) SSD at 10% if the property is sold in the second year of purchase, i.e. the property is held for more than one year and up to two years from the date of purchase.

c) SSD at 5% if the property is sold in the third year of purchase, i.e. the property is held for more than two years and up to three years from the date of purchase.

Sources : Monetary Authority of Singapore (MAS)

Singapore Property Measures - 6 October 2012

MAS Restricts Loan Tenure for Residential Properties

  1. The maximum tenure of all new residential property loans will be capped at 35 years

  2. Loans exceeding 30 years tenure will face significantly tighter loan-to-value (LTV) limits. This will apply to both private properties and HDB flats.
  3. New rules on loan tenure

  4. The new MAS rules impose an absolute limit of 35 years on the tenure of all loans for residential property. This will apply to loans to both individual and non-individual borrowers, as well as refinancing loans1, from 6 October 2012.2

  5. In addition, MAS will lower the LTV ratio for new residential property loans to borrowers who are individuals, if:
    • the tenure exceeds 30 years; or
    • the loan period extends beyond the retirement age of 65 years

  6. For these loans, the LTV limit will be:
    • 40% for a borrower with one or more outstanding residential property loans3; and
    • 60% for a borrower with no outstanding residential property loan.

  7. MAS will also lower the LTV ratio for residential property loans to non-individual borrowers from 50% to 40%.
Sources : Monetary Authority of Singapore (MAS)

Singapore Property Measures - 8 December 2011

  1. Foreigners and non-individuals (corporate entities) buying any residential property will pay an ABSD ( Additional Buyer's Stamp Duty ) of 10%;

  2. Permanent Residents (PRs) owning one and buying the second and subsequent residential property will pay an ABSD ( Additional Buyer's Stamp Duty ) of 3%; and

  3. Singapore Citizens (Singaporeans) owning two and buying the third and subsequent residential property will pay an ABSD ( Additional Buyer's Stamp Duty ) of 3%.

Foreigners under Free Trade Agreements (FTAs)
Foreigners of certain nationalities who fall within the scope of the respective FTAs will be accorded with the same treatment as Singapore Citizens.

Nationals of:-

  • United States of America
  • Switzerland
  • Liechtenstein
  • Norway
  • Iceland
Such buyers are required to submit an application for remission so as to enjoy the same treatment as Singapore Citizens.


Singapore Property Measures - 14 January 2011

  1. Increase the holding period for imposition of Seller's Stamp Duty (SSD) from the current three years to four years;

  2. Raise the SSD (seller stamp duty) rates to 16%, 12%, 8% and 4% of consideration for residential properties which are bought on or after 14 January 2011, and are sold in the first, second, third and fourth year of purchase respectively;

  3. Lower the Loan-To-Value (LTV) limit to 50% on housing loans granted by financial institutions regulated by MAS for property purchasers who are not individuals1; and

  4. Lower the LTV limit on housing loans granted by financial institutions regulated by MAS from 70% to 60% for property purchasers who are individuals with one or more outstanding housing loans at the time of the new housing purchase.

Singapore Property Measures - 30 August 2010

  1. Increase the holding period for imposition of Seller's Stamp Duty (SSD) from the current one year to three years.

    1. Sold within the first year of purchase, i.e. the property is held for 1 year or less from its purchase date The full SSD rate (1% for the first $180,000 of the consideration, 2% for the next $180,000, and 3% for the balance) will be imposed.

    2. Sold within the second year of purchase, i.e. the property is held for more than 1 year and up to 2 years 2/3 of the full SSD rate.

    3. Sold within the third year of purchase, i.e. the property is held for more than 2 years and up to 3 years 1/3 of the full SSD rate.

    4. No SSD will be payable by the vendor if the property is sold more than 3 years after it was bought.

  2. For property buyers who already have one or more outstanding housing loans1 at the time of the new housing purchase:

    1. Increase the minimum cash payment from 5% to 10% of the valuation limit2; and

    2. Decrease the Loan-to-Value (LTV) limit for housing loans granted by financial institutions regulated by MAS to these buyers from the current 80% to 70%. The measures will take immediate effect on 30 August 2010.

  3. The extended SSD will not affect HDB lessees as the required Minimum Occupation Period for HDB flats is at least 3 years.

Singapore Property Measures - 20 February 2010

  1. Introducing a Seller's Stamp Duty (SSD) on all residential properties and residential lands that are bought on or after 20 February 2010 and sold within 1 year from the date of purchase ; and

    1. The SSD will be applied at the standard ad valorem stamp duty rates [5] for the conveyance, assignment or transfer of property: 1% for the first $180,000 of the consideration, 2% for the next $180,000, and 3% for the balance.

    2. The SSD will not be applicable to HDB flats as they are already subject to a minimum occupation period of at least one year.

  2. b) Lowering the Loan-to-Value (LTV) limit to 80% for all housing loans provided by financial institutions regulated by the Monetary Authority of Singapore (MAS)

    1. The LTV limit will be lowered from 90% to 80% for all housing loans provided by financial institutions regulated by the MAS. The 80% LTV limit will apply to all housing loans granted by financial institutions for private residential properties, Executive Condominiums, HUDC flats and HDB flats (including those under the Design, Build and Sell Scheme, or DBSS flats)

    2. Loans granted by HDB for HDB flats (including DBSS flats) will still have an LTV cap of 90%.

Singapore Property Measures - 14 Sep 2009

  1. Reinstatement of the Confirmed List for the 1st Half 2010 Government Land Sales (GLS) Programme.

  2. Removal of the Interest Absorption Scheme (IAS) and Interest-Only Housing Loans (IOL), with effect from 14 Sep 2009.

  3. Non-extension of the Jan 2009 Budget assistance measures for the property market when the measures expire.


Budget Assistance Measures 22 January 2009

  1. Allowing one-year extension of the project completion period (PCP) for existing Government residential sale sites and private residential projects undertaken by foreign housing developers with Qualifying Certificates (QC);

  2. Allowing re-assignment of Government sale sites and private residential land owned by QC holders;

  3. Giving QC holders up to four years [from date of issue of Temporary Occupation Permit (TOP)] to dispose of all private residential units in the development, and

  4. Allowing QC holders to rent out unsold private residential units for a maximum of four years (from date of issue of TOP or the date of application, whichever is later).

  5. Allowing up to 2 years of property tax deferral for land approved for development.


Withdrawal of 1998 Off-Budget Measures - 15 Dec 2006

A concession to defer Stamp Duty payment on all contracts was introduced in June 1998 as part of the off-budget measures to cushion the impact of economic slowdown. The Government has decided to withdraw the concession with immediate effect (from 15 December 2006) as the economic conditions and the property market have improved.


Revised Housing Loan Rules - 19 July 2005

  1. The Monetary Authority of Singapore (MAS) announced that banks may grant housing loans of up to 90% of the property value. Currently, MAS' housing loan rules cap the loan-to-value (LTV) limit at 80%.

  2. As part of the minimum 10% downpayment by the borrower, the minimum cash component for purchases of private residential properties has also been reduced from 10% to 5%. In tandem, the Government has decided to reduce the cash downpayment for HDB flats financed with bank loans to 5%, instead of the originally slated 10%1 on 1 January 2006. This will align the cash downpayment for both HDB and private property.


Singapore Property Measures - October 2001

  1. Capital gains tax was lifted, foreigners were allowed to use SingDollar for housing loan

  2. GLS (Government Land Sales)confirmed List was suspended.

  3. Sites would only be made available through the Reserve List

  4. Property tax was exempted for a period of 2 years for land under development.

Singapore Property Measures - Off-Budget Measure 30 June 1998

Buyers of private residential and non-residential properties (including EC properties) will not have to pay stamp duty upfront upon signing the sale and purchase agreement or upon exercising the option to purchase. They may defer the payment of stamp duty as follows:
  1. For properties under construction (ie Temporary Occupation Permit not issued yet). The buyer will pay the stamp duty within 14 days after the date of Temporary Occupation Permit (TOP) or the date he contracts to sell his interest or part interest in the property, whichever is earlier.

  2. For land and completed properties (ie Temporary Occupation Permit already issued). The buyer will pay the stamp duty within 14 days after the date of transfer of the property or assignment of interest in the property or the date he contracts to sell his interest or part interest in the property, whichever is earlier.

Singapore Property Measures - 15 May 1996 - Anti-speculation measures

  1. 80% financing restriction for property purchase

  2. 7,000-8,000 residential units to be released in 1997

  3. 30-month project completion period (PCP) for private developments under QC scheme

  4. 5% p.a. penalty imposition for PCP extension

  5. stamp duty extended to buyers of all sales and sub-sales of uncompleted properties

  6. new stamp duty on those who sell properties within 3 years

  7. tax on gains from properties sold within 3 years of purchase.


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