Recently, I met with a young couple looking for a resale HDB. After following up with them for a while, they told me they will drop the idea of buying and will stay with their parents while they build up their savings.
Why? They were unable to pay the Cash Over Valuation for HDB and renovation.
Actually they are not alone.
It is very common for resale HDB to have COV component in a rising market.
Valuation is based on past transactions – so it cannot catch up with owner’s asking price in a rising market.
Therefore when a deal is closed at owner’s asking, a gap between valuation and selling price resulted.
That is why COV is needed – to top up the difference.
With construction delays arising especially for BTO flats, this is the reason why the HDB resale market is so active and moving.
So if you are one of those who are planning to enter the HDB resale market during such a tight supply situation like now – here are a few things you should be aware of.
#1: COV Is a High Upfront Cost That Might Be Hard To Recover From
If you ever visited Halloween Horror Nights at RWS during the pre-pandemic period, you will realize that they are 2 lanes to visit the Haunted Houses.
One lane is the normal lane. The queue is long and it takes 1-2 hours to enter the haunted house – depending on how popular the attraction is.
The other lane is the express lane. This lane is premium and allows you to jump the queue. You need not wait and you can enter the haunted house attraction earlier than everyone else.
But the express lane requires you to purchase express lane tickets that are very expensive and exorbitant.
You get the convenience, you get some comfort as you don’t have to squeeze with the crowds.
But there is a big hole in your pocket.
Similarly, paying COV is form of convenience. You get your home earlier than everyone else.
But you might also fall into the trap of overpaying for an old flat that might not be worth the price.
Historically, especially in the 2012 to 2014 period, many HDB buyers who paid COV have not been able to breakeven, even till now.
But what you need to be aware of is that beneath that convenience, a resale HDB may loses it’s value over time due to the lease decay of old HDB flats.
It is very common that you might not get back the COV you paid if you plan to sell the HDB flat in the future.
Those cases of $100K COV for a resale HDB flat? Those buyers are very likely cash-rich retiree buyers who were previous condo owners that cashed out.
They are likely to pay such big sums because they are planning to stay there for the rest of their lives.
#2: A Private Condo Can Just Be A Stepping Stone
I asked this same young couple whether were they open to understanding the financing of a private condo.
This is because based on their income and CPF contributions, they could actually afford a 2-bedder condo unit.
After understanding the situation of this particular couple, I realized that they were able to go for a 2 bedroom private resale condominium if they can set aside a small amount of cash from their pay every month.
Initially, they were pretty skeptical of the idea of a 2-bedder condo. No one wish to overcommit.
The other concern is the size as the family grows.
The concern about size is valid if they have been married for awhile and have children who are actively growing and needing space.
But for this case, they do not have any kids yet, and also children don’t grow overnight.
There are always upsizing opportunities down the road in the future.
In the future, when the family gets bigger:
- they can choose to upgrade to a 3-bedder private condo
- Or if they choose to, a resale HDB in future when the HDB market stabilizes.
After all, Seller Stamp Duty is only 3 years – and it starts the day you sign the sales agreement.
Compare this to having to wait for a delayed BTO to complete and adding on the 5-year MOP – it might take you 8-10 years before you are eligible to sell the HDB flat.
#3: Financing For A Private Condo Is Heavy But Not Impossible
Here are the numbers that I went through with them:
For a 2-bedder condo at $800k;
- 5% Cash needed is $40k (which is almost similar to the COV they are looking at)
- Another 20% down payment, $160,000 can be from combined husband and wife CPF OA
- Stamp fee of $18,600 can also be from CPF (For a resale condo, this needs to be paid in cash)
- The couple will also take on a 75% loan, amounting to $600,000
- Assuming they can take a 30 years tenure
- They needed a minimum combined income of approximately $4500 to qualify for the loan (Subject to TDSR)
- Monthly mortgage installment at 1.1% interest is $1,957.52.
- CPF monthly contribution into OA can be used. Assuming they have a combined contribution of $1400 into their OA.
- This means they will have to come up with $500 a month for the monthly installment, which is $250 per person.
Here is something for all homeowners to take note of:
If you can qualify to take a loan of $269,663 of HDB loan – you can actually qualify for a loan of $601,277 for the purchase of a private property.
You will also enjoy a longer repayment period of 30 years for a private property versus 25 years for a HDB.
#4: A Private Condo Might Be More Worthy In The Long Run
Let’s explore the prices of HDB vs Private Properties.
You will probably notice that private condo appreciated more over a 10 years period.
Here’s some fundamental reasons:
- The HDB prices has to be kept affordable for all Singaporeans
- The pool of buyers for HDB resale market are limited to Singaporeans and PRs. So there will be a ceiling price where they become resistant to buy.
- Aging leasehold condos have the option to be sold via enbloc or a collective sale process to developers.
- Aging HDB flats have the option of SERS or VERS.
- SERS is limited to only 4% of HDB developments while VERS is still a relatively unknown.
If you are already going to park a significant amount of monies inside your property or future home, then it is best that you park it in a property that can provide some returns.
Here are the transaction details of units bought during the early days of their new launches.
They are newly completed and recently have received their Temporary Occupation Permit (TOP).
This means the owners have just collected their keys recently in 2021.
Below is the transaction data from Grandeur Park at Bedok South.
Below is the transaction data from Principal Gardens located near Commonwealth area.
Below is the transaction data from Seaside Residences at Siglap.
What do all these profitable transactions have in common with each other?
- These owners bought the units early when they were first launched for sale at a favorable price.
- Just 4 years ago, people thought the prices were very expensive.
- While they were waiting for the units to be completed, the price has increased significantly
- Upon completion, these owners realized their newly TOP units are very attractive to buyers
- They decided to cash out and made significant 6-figure gains within a 3 to 4 years period.
If you think about it, these owners were paid while they were waiting.
And what happens next after cashing out?
Well, they have no home or place to stay.
But they do have the funds set aside to buy another home or even a resale HDB if they wish to.
They now have more options to explore on what they can do next.
#5: A Significant Portion of Your CPF Monies Will Be Parked In Your Home
In Singapore, the vast majority of home owners will pay for their housing monthly installments via deductions from the CPF Ordinary Account.
If you do not buy any properties, the monies will sit pretty in your OA and helping you to earn an interest of 2.5%.
So the moment you purchase a home, you are essentially borrowing from your retirement monies at a cost of 2.5%.
That is an opportunity cost.
And I have not even considered the cost of the interest from the mortgage loan.
For the owners who bought Grandeur Park, Principal Gardens or Seaside Residences – they are sitting on very profitable returns of between 3% to 7%.
This is how you can make your monies work harder for you.
If you are going to pull out your CPF monies for your first home, you might as well find a good place to park it inside.
A place where you can beat inflation.
Conclusion
Inflation results in everything being more expensive.
But it also pulls up the price of your home.
The key is making sure you have the runway to catch up to rising prices.
I know some young couples might not face the affordability constraint.
Instead, they are aiming for the BTO because of the mindset of wanting a bite at the cherry.
This option I presented is actually a way to get the same results – but it is faster and sweeter.
For those who are considering buying a private property from the resale market, you will sacrifice short term gain for the convenience of immediate move-in.
In the long run, if you buy a reasonably decent property – the upside potential still exists.
But you need to really pay close attention to your entry price.
For buyers who want to enter the private resale market, you will have to put in more effort looking for good deals.
It is harder to determine which project is a good buy – because it also depends on the price of the unit and not just the project.
The goal of this article is to present more options to HDB buyers and show an alternative path to making better returns.
If the idea of paying high COV is undesirable because you feel you are throwing away good money after the bad, then I hope this article is beneficial.
Have questions?
Unsure of your next property choice?
Feel free to contact me for a no-obligation in-depth discussion with you and your spouse.
We usually do these sessions over Zoom.
Drop me a whatsapp message athttps://wa.me/6598801790/
FAQs
What to consider when buying a resale HDB? ›
- Step 1: Register Intent to Buy. ...
- Step 2: Search for a suitable flat and obtain an Option to Purchase (OTP) from flat seller. ...
- Step 3: Confirm mode of financing. ...
- Step 4: Submit Request for Value. ...
- Step 5: Exercise Option to Purchase. ...
- Step 6: Submit resale application. ...
- Step 7: Endorse documents and pay fees.
- "WHY ARE YOU SELLING YOUR FLAT?"
- "WHAT'S THE HISTORY OF THE FLAT?"
- "ARE THERE ANY LOAN SHARK ISSUES WITH THIS FLAT?"
- "ARE THERE ANY ENBLOC PLANS FOR THIS BLOCK? ...
- "WHAT KIND OF RENOVATION HAS THE FLAT UNDERGONE?"
- Take a walkabout. ...
- Bring a compass (or use a compass app) ...
- Check water heater(s) ...
- Check for loanshark graffiti. ...
- Swing by the flat a different time. ...
- Check for relevant amenities. ...
- Check for sagging doors.
You may use your CPF savings to pay for the initial payment. If you are taking a housing loan from a financial institution (FI), at least 5% of the initial payment have to be in cash. You may use your CPF savings to pay for the balance purchase price. The monthly payments will start after the resale completion.
Is resale HDB worth it? ›Thus, HDB resale flats are a good option if you don't want to waste time waiting or renting. However, with prices at a record high, do consider if the price you're paying is worth it based on the remaining years left on the lease.
What questions to ask when viewing HDB? ›- Schools: “Which schools are within 1km of this apartment?” ...
- Road traffic: “How heavy is foot and road traffic during rush hour and on public holidays?” ...
- Human flow: “How is the access and entrance to the HDB flat/ condo?”
- How long is the lease?
- How much is the ground rent? When is this paid?
- Is the ground rent to be reviewed periodically? ...
- Are there any common areas? ...
- Who insures the whole building?
- How much is the service charge? ...
- What are the parking arrangements?
- Are pets allowed?
Resale flats are HDB flats that are currently owned by someone else. They have already been lived in for at least the Minimum Occupation Period (MOP), which is typically five years. When you buy a resale flat, you are taking over the property from the previous owner.
What determines resale value? ›The resale value of a car is a projection of its market value. Model type, age, and condition are primary factors determining market value, with mileage, rarity, and equipment levels also contributing.
What type of house has best resale value? ›Colonial. Colonial-style homes have the highest resale factor when all other elements are equal. These two-story homes that often have a boxlike appearance are popular because of the amount of functional living space that they often have. Many homeowners also prefer their minimalistic design.
How long is the HDB resale process? ›
Confirmation of resale completion appointment
The resale completion is about 8 weeks after HDB's acceptance of the resale application. We will notify you via SMS on the specific date and time of your resale completion once it is confirmed and post the information on the HDB Flat Portal.
| Housing Loan from HDB/ Not taking any loan | Housing Loan from Financial Institution (FI) | |
|---|---|---|
| Loan-To-Value (LTV) Limit of 75% | ||
| Downpayment at signing of Agreement for Lease | 10% using CPF Ordinary Account savings or cash | Minimum 5% cash payment Remaining 15% using CPF Ordinary Account savings or cash |
First-time home buyers can choose to buy a flat directly from HDB at a subsidised rate, or a resale flat from the open market with the help of housing grants. Resale prices have risen from 2020 to 2022, driven largely by cyclical, broad-based demand for public housing and COVID-19 related factors.
What is HDB interest rate? ›Housing & Development Board
CPF members below 55 years old will continue to earn interest rates of up to 3.5% per annum on their OA savings and up to 5% per annum on their SMA savings. These interest rates include an extra 1% interest paid on the first $60,000 of a member's combined balances (capped at $20,000 for OA).
Foreigners may not purchase HDB flats, but they can buy Executive Condominiums (ECs) that are at least 10 years old. Can foreigner buy private condo in Singapore? Under the Residential Property Act (Chapter 274) of the Singapore Law, foreigners are eligible to buy a condominium in Singapore.
Why HDB is better than condo? ›More Space for Less Money
Location aside, HDBs are generally built with the family nucleus in mind. Each bedroom is typically bigger (well technically, the whole place is bigger). Let's compare the average size of your home should you have a million dollars to buy either a HDB or a Private Condominium.
The overall median price for 3-room flats in 2022 was $389,300. Compared to 2021, the median prices for the cheapest HDB estates for 3-room flats have risen by 7% to 14% with Geylang showing the greatest increase.
What is the most common HDB type? ›If you are purchasing a Build-to-Order (BTO) flat from HDB, you can choose from 2-room Flexi, 3-, 4-, 5-room, to 3Gen flats. One of the most common HDB BTO flat types is the 4-room flat, which offers a comfortable living space for young couples and families. With 3 bedrooms, there is adequate space for rest and play.
What is the average HDB flat size? ›How big is an HDB flat? It depends on the flat type. 3-room flats have a floor space of around 60 to 68 sqm, while the size of 4-room flats is around 85 to 93 sqm. 5-room flats have a bigger floor area of around 107 to 113 sqm.
Which level is best for HDB? ›If you're planning to buy a condo or HDB flat, then one of the biggest considerations is deciding between a high-floor or low-floor unit. Generally, many prefer units on higher floors because the consensus is that they are 'better' since they offer more privacy and better views, among other things.
What should I look for when viewing HDB? ›
| How To Choose Your HDB Resale Flat | Questions to Ask Yourself |
|---|---|
| Liveability and Condition | Doors and locks |
| Fengshui, Vibe Check, and Other Important Stuff | What's the remaining lease? |
| Does it pass the fengshui or vibe check? | |
| Any bad neighbours? |
“I typically say to visit in the afternoon,” says Fuller. “When children are getting home, around 3 o'clock p.m. or 3:30 p.m., and then also in the evenings, when people are arriving home from work.” That way, she says, buyers can see “what the communities are like and what their neighbors will be like.”
What kinds of questions must a person ask before considering the purchase of a home? ›- What's The Risk Of A Natural Disaster? ...
- Are There Health Or Safety Hazards? ...
- How Old Is The Roof? ...
- Are The Major Systems Of The Home In Good Condition? ...
- What Is The Monthly Cost Of Utilities? ...
- What Appliances Are Included In The Sale? ...
- Have There Been Any Additions Or Renovations?
7 years from the date of selection of the replacement flat.
How to sell HDB flat fast? ›- Know The Right Time To Sell. It's essential to keep track of the current market to know when you should sell your HDB flat. ...
- Marketing. ...
- Hire A Property Consultant. ...
- Have A Plan. ...
- Negotiate. ...
- The Financials. ...
- Understand Resale Procedures.
- Convert or build a home office. ...
- Finish your basement. ...
- Open up the floor plan. ...
- Add stone veneer to the front of your house. ...
- Get a door of steel. ...
- Replace your garage door. ...
- Update your mailbox and house numbers. ...
- Touch up or re-do your exterior paint.
Changes in the real estate market can lower the value of your home. Natural disasters and climate change can lower your property value because the property is a greater risk to purchase. Foreclosures in your neighborhood can also drive down property value.
What are the four factors that influence value? ›The current and future importance consumers place on the four factors of value (Desire, Utility, Scarcity, and Effective Purchasing Power) represents Demand and Supply of the product or service.
What are the most important rooms for resale? ›The rooms buyers most closely inspect (and judge) in a house are the kitchen and master bath. These are the interior spaces where the most value can be added during a sale, so they need to look their best.
What is the #1 thing that determines the value of a home? ›Livable space is what is most important to buyers and appraisers. Bedrooms and bathrooms are most highly valued, so the more beds and baths your home offers, the more your home is generally worth.
What is the #1 feature to consider when buying a home? ›
1. The Location. They say the three most important things to think about when buying a home are location, location, location. You can change almost everything else, but you can't change your home's location.
How long does HDB last? ›What is the Length of Lease for an HDB flat? HDB flats are sold on 99-year leases and flat buyers are informed at the time of purchase. The 99-year lease serves the needs of the owners and their children, while ensuring that land can be recycled to house future generations.
What is the new all time high HDB resale? ›HDB resale prices jumped 12.7% in 2021, record 259 million-dollar flats sold. SINGAPORE - The Housing Board resale market ended 2021 on a fresh high as prices rose 12.7 per cent, the steepest full-year climb since 2010.
How old can I buy resale HDB? ›Buy an HDB resale flat as a single. You must be at least 35 years old if you are unmarried or divorced, and at least 21 years old if you are widowed or an orphan.
How much is HDB per month? ›The initial cost of the 3-room HDB BTO flat, taking into consideration all of the above, is around S$36,181 (including CPF funds used). The monthly cost you have to be prepared to pay is about S$744.69 per month over 25 years.
How much is the initial payment for HDB? ›If you are taking an HDB housing loan, the downpayment is 10% of the purchase price when signing the Agreement for Lease. You can pay in cash, with your CPF savings, or Enhanced CPF Housing Grant (if eligible). The balance payment of 5% is to be paid during key collection.
How much is the down payment for HDB 2023? ›On bank loans up to 75% loan to value, you'll pay a downpayment of 25% (with at least 5% paid in cash). Conversely, on a bank loan of up to 55%, you'll need to pay a 45% downpayment with 10% cash.
Can I buy a resale HDB flat if I am single? ›Singles—whether individually or jointly—can purchase any type of HDB resale they desire, provided they can afford it. The main disadvantage of buying a resale flat is the cost.
How much HDB can I afford? ›Pay 30% Of The Property Price
The first condition is to have sufficient cash or CPF balance to pay at least 30% of the purchase price of the HDB flat. This amount would cover the downpayment, legal fees, and other related miscellaneous expenses.
Having a Lower Loan-to-Value (LTV) Ratio
And if you choose to buy a new HDB flat before selling your current one, remember also that this will significantly reduce the amount you can borrow to fund the purchase of your new flat, should you decide to take on a bank loan.
Can I mortgage my fully paid HDB flat? ›
Yes, refinancing HDB housing loan can be done. However, since banks have an LTV of up to 75%, depending on how much of your flat you've paid off, you may or may not need to top-up in cash/CPF.
What are normal housing interest rates? ›Current mortgage interest rates in California
As of Wednesday, May 24, 2023, current interest rates in California are 7.12% for a 30-year fixed mortgage and 6.47% for a 15-year fixed mortgage.
5-Year Fixed 3.75% p.a.
3M SORA refers to the 3-Month Compounded Singapore Overnight Rate Average (SORA) that is published on MAS website. As at 3 May 2023, it is 3.607% p.a. Find out more on 3M SORA.
If you do not intend to buy a second subsidised flat from HDB, i.e., you are buying a resale flat or private residential property, you need not pay the resale levy.
Should I buy resale HDB or resale condo? ›HDB flat buyers have the option of taking out an HDB loan, which requires a lower downpayment (min. 15%) and is seen as less risky in terms of interest rate fluctuations. Condo buyers can only take out a bank loan, which demands a higher downpayment (min. 25%) and has interest rates typically pegged to the market.
How do I know if my house has a good resale value? ›- The home is situated in a sought-after location. ...
- The schools are well-regarded. ...
- The curb appeal is there. ...
- The floor plan works for a broad pool of buyers. ...
- The neighborhood is considered safe and quiet.
It may seem odd to think about reselling a house before you've even purchased it, but according to Brad Graves, a top real estate agent in San Antonio, Texas, resale value is something that homebuyers need to weigh before making a decision.
Can I buy resale HDB if I own overseas property? ›In Singapore, it is prohibited to buy a Housing Development Board (HDB) flat if you already own real estate. In this context, real estate includes other HDB flats and both local and overseas private properties.
Do I need to pay downpayment for resale flat? ›Downpayment when buying a resale flat with a bank loan
You must pay at least 5% in cash, with the remaining covered by your CPF-OA balance. If the value of your bank loan is up to 55% of the purchase price, your downpayment will be a hefty 45%.
How to avoid paying HDB Resale Levy? You do not have to pay any Resale Levy if: You are purchasing your first-subsidised HDB flat. You have only received the Proximity Housing Grant on your previous flat purchase and no other grants (in which case your property will not be considered a subsidised flat)
Which is better HDB or condo? ›
Affordability: HDB flats are more affordable, and offer a better value for money. Community: HDB flats offer a sense of community and a strong social network, which can be lacking in a condo.
What is the difference between HDB flat and condo in Singapore? ›Condominiums are more expensive in comparison to HDB flats, ranging from at least around SGD 750–2,000 psf (per square foot). It can be priced even higher if you are looking at new developments in central areas of Singapore. The design of a condominium is also typically somewhat swankier than that of an HDB flat.
What style of home has the highest resale value? ›Colonial. Colonial-style homes have the highest resale factor when all other elements are equal. These two-story homes that often have a boxlike appearance are popular because of the amount of functional living space that they often have.
What makes a house lose value? ›Changes in the real estate market can lower the value of your home. Natural disasters and climate change can lower your property value because the property is a greater risk to purchase. Foreclosures in your neighborhood can also drive down property value.
How do you know if a property is worth buying? ›- The Property Meets Your Investment Criteria.
- You've Researched the Area.
- You've Run the Numbers.
- You've Seen What Other Properties Are Renting For.
- You've Looked at Multiple Properties.
- You've Determined All Costs Upfront.
- It Has a Low Vacancy Rate.
When it comes to buying and selling a car, resale value is hugely important. A new car that loses its value faster than its rivals can cost you money in lower trade-in value or the possibility of owing more than it may be worth in a long-term loan.
What is resale value? ›(ˈriːˌseɪl ˈvæljuː ) noun. the price which something can achieve when sold in the future.
How do you know if a property is good for flipping? ›When buying a home to flip, investors need to estimate how much they believe the property could sell for after it's been renovated. They can then multiply that amount by 70% and subtract it from the estimated cost of renovating the property.