8 Answers

askguru expert
Hi Anonymous, thanks for writing to us on AskGuru.

When purchasing a private property, you will be subjected to the Total Debt Service Ratio (TDSR), Valuation Limit and Withdrawal Limit. Your TDSR should be less than or equal to 60%. The TDSR formula is as follows:

(Borrower's total monthly debt obligations / Borrower's gross monthly income) x 100%

Unfortunately, we do not know your monthly debt, age and salary.

Let's assume you decide the purchase the $500,000 property, here are the financial calculations:

You will be subjected to Valuation Limit. Valuation Limit is the lower of the purchase price or valuation at the time of purchase. Assuming the valuation and purchase price is $500,000, your Valuation Limit is $500,000.

For a bank loan, you will be subjected to Withdrawal Limit: 120% of the Valuation Limit.

120% x $$500,000 = $600,000

$600,000 is your Withdrawal Limit.

You will also need to set aside a Basic Retirement Sum of $90,500.

Since you have one outstanding home loan, your loan-to-value (LTV) limit will be 45% if you are taking a 30-year loan until age 65-years-old with a cash downpayment of 25%. For a $500,000 property, your cash downpayment works out to $125,000, with another 30% downpayment in cash and/or CPF ($150,000). With a loan of $225,000 (45%) over 30 years, your monthly mortgage works out to $1,010.35. You can use our mortgage calculator here: https:/www.propertyguru.com.sg/mortgage/calculators/mortgage-repayment

With a Withdrawal Limit of $600,000, you will hit the limit in 41 Years 3 months (assuming you did not touch your CPF Ordinary Account). If you are unable to meet your Basic Retirement Sum of $90,500, you will need to pay your mortgage in cash. You can use CPF's Housing Limit Calculator here: https://www.cpf.gov.sg/eSvc/Web/Schemes/CpfHousingWithdrawalLimits/CpfHousingWithdrawalLimitsResults

You will also need to calculate your Buyer's Stamp Duty (BSD): $9,600

Your ABSD will be as follows: 15% x $500,000 = $75,000.00

Total stamp duty: $84,600.00

Assuming you rent out your HDB at $2,000 a month and your family continues living in the condominium, you are likely to experience negative cash flow. Unfortunately, we do not have details of your second condominium and what is your monthly mortgage. There is a high likelihood that you have to top up cash each month for the purchase of your third property.

Alternatively, you may consider living in your HDB flat and rent out the condominium. We advise you to engage an agent who can do a detailed financial calculation based on your age, CPF amount used and so on.

Hope this answers your question.

Best Regards,

Team PropertyGuru
Ivan Ng
Hi,

Thanks for the query. Firstly, just wondering are there any alternative family members whom you are comfortable with to purchase the property under? If they do not have property ownership, this could help to make the 3rd purchase less costly.

Is it mandatory you have to sell off both to fund the new launch project? I assume you are looking at a bigger sized new launch unit. IMHO, it is relatively better to look at new launches now as rental market is still soft and tenants market now and it could take some time to recover the 15% ABSD outlay. I believe in the next 1 to 2 years, the economy will be in a stronger standing which will help the rental market improve as well. Private property prices are still generally trending upwards due to various factors such as ultra low interest rate environment, upgrading demand from hdb owners, strong capital balances of local households, and government measures to avoid the cliff effect. It is also a relatively stable investment platform amidst a highly volatile and uncertain macro environment.

It would be ideal if I can have more info about the properties so to advise the best approach to restructure your portfolio. This would help us identify which property is still performing and which have relatively less prospects and ascertain our next move.

May I have more info and requirements about your plans so to make better recommendations? Thanks and look forward to value-add to your housing plans.

Warm Regards,

Ivan Ng Realtor
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Silvia Yang
Hi Sir/Madam

I will need more information to be able to advise you
I will be glad to assist

I won't be able to contact you first as I do not have your contact, appreciate if you can contact me at (65) 96608508 or Silviayang8@gmail.com with details of your unit
or click here https://bit.ly/WaSilvia to whatsapp me for no obligation discussion
Thank you.

Warmest regards,

Silvia Yang

Senior Marketing Director
ERA Realty Network Pte Ltd
Mobile: (65) 9660 8508
Email: Silviayang8@gmail.com
Mark Ng S W
Hi Do contact me at 97970200 to discuss more and share what are thr options

Mark ,your RIGHT choice
Propnex
Alan Sng
HI,

It will be good if we can have more information from you. For example, where you are staying right now is very crucial. In addition, have your HDB met the MOP already? In normal circumstances, i won't recommend to keep hold of the HDB since it will be a depreciating asset with the lease running down.
The rental outlooking currently is very soft due to the COVID19 situation and if one is contemplating buying a completed property with a view for investment, then you might have to bear the risk of further declines in rents.

Thus, it will be best if you choose a new launch as you will gain from the first mover advantage and in a few years time, the rental market should be expected to strengthen.

However, if you plan to buy a new and bigger condo for homestay, then perhaps it will be good to sell both your HBD (if MOP met) and your condo to avoid the ABSD. Do take note that your condo still have 200k to 300k loan which mean if you purchase another condo, then it will affect your loan when you purchase another property.

Alternatively, you can purchase under your family member's name but this one will need to discuss further.

Let discuss further so we can come out with the most suitable plan for you.

Thanks!

Alan Sng
Geryl Lim
Dear sir/mdm,

You have mentioned in your post that you look forward to earn capital appreciation 5 years after the TOP, meaning you intend to sell after the TOP of the new launch to gain from the capital appreciation?

Be very wary of short term plans for new launch these days as I have seen a fair share of owners who bought during new launch selling at losses for the different projects. Furthermore should you be looking to stay in the project, the location that provides convenience to your family will also matter.

Have you worked out the sums in terms of what can be your options potentially should you dispose the 2 properties to purchase another? Will you be considering locking in a landed property instead given that prices for landed homes have been on continuous rise?

I have been in the real estate business since 2009, with more than 10years of experience serving the Singapore real estate market.

I am very active in the residential segment of Singapore real estate market, having transacted hundreds of deals from HDBs to private condominiums and landed properties in Singapore, and have handled many unique cases in sales and purchases as well as rental deals.

Over the years, I have also established a network reaching out to more than 9,400 expatriates, bringing my market presence to both in and outside of Singapore. This has created an additional exposure when I manage my client's portfolios, on top of the conventional on and offline platforms, where other estate agents are relying on. This has allowed me to consistently convert leads into results.

With an evolving market, where change is the only constant, I have also been investing in upgrading of my knowledge and skills sets to improve myself and meet the demands of current and future market.

We are offering our clients a complimentary first consultation without obligations (Absolutely FREE!). Schedule for your FREE session today!

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Nick Tan
Dear Sir/Mdm,

Paying 15% ABSD is not advisable as you will need about 3 to 4 years of rental just to recover the tax paid. One possible option is to sell the HDB. This is advisable because even though the rental yield is great but as the balance lease runs out, the value of the HDB flat will depreciate.

As for the condo, it will be good if we can examine which stage of the value cycle is the condo at and whether there is more upside potential in the future. If there is, you can consider using the sales proceeds of the HDB to decouple the condo unit and free up one name to purchase a new launch property.

Under such as arrangement, you will need pay any ABSD and you will also be able to enjoy the capital appreciation in the future and not worry about having no place to stay. Please feel free to contact me so that I can understand your situation fully and provide you with more informed recommendations.

Regards,
Nick Tan
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Robbie Chen Chee Howe
Hi,

I will advise, if possible, to avoid paying ABSD for your 3rd property purchase. The additional tax may not be worthwhile, especially if you have other options available.

Based on your brief description, and taking into account of your family's need for a residence to stay, I do have a workable plan for you to consider. You may not need to pay any ABSD, and yet own 2 properties at the same time, one for your family's own stay, while the other can be rented out or investment purpose. If your budget and finance allows, you may even be able to own 3 properties without paying any ABSD.

I am experienced and well-versed in both HDB and private transactions. I will be able to assist you in your property plans.

Should you need require further assistance in matters relating to property, please contact me at my mobile 9748 6305. I will be happy to assess and share with you the possibilities for you in the current market.

Thank you.

Best regards,
Robbie Chen
9748 6305
PropNex Realty