Additional Buyer’s Stamp Duty (ABSD): 5 ways they impact you

DUO, a joint-venture project between the Singapore and Malaysian government located in the Outside Central Region (OCR). Photo: Khalil Adis Consultancy

Yay for first-time home buyers but nay for multiple Singaporean property investors, Singapore Permanent Residents and foreigners

By Khalil Adis

The Urban Redevelopment Authority’s (URA) flash estimate of the price index for private residential property for the second quarter of 2018 showed that Singapore’s private property index has increased  4.9 points from 144.1 points in the first quarter 2018 to 149.0 points in the second quarter.

This represents an increase of 3.4 per cent, compared to the 3.9 per cent increase in the previous quarter.

URA’a data showed that private properties in the Rest of Central Region (RCR) increased the most in Singapore - by 5.7 per cent, after registering an increase of 1.2 per cent in the previous quarter.

Meanwhile, those in the Core Central Region (CCR) increased by 1.4 per cent compared to the 5.5 per cent increase while those in the Outside Central Region (OCR) increased by 2.9 per cent after registering a 5.6 per cent increase in the previous quarter respectively.

The Monetary Authority of Singapore (MAS) in a statement said the adjustments to the Additional Buyer’s Stamp Duty (ABSD) rates and Loan-to-Value (LTV) limits on residential property purchases were needed “to cool the property market and keep price increases in line with economic fundamentals.”

Additional, MAS said private residential prices have increased sharply by 9.1 per cent over the past year after declining gradually for close to four years.

See table below for the summary:

Here are five ways the new ABSD rate will impact you

#1: First time Singaporean private home buyers can heave a sigh of relief
The ABSD measures are aimed at second and multiple property owners to ensure they do not engage in excessive speculation which may bring property prices to unsustainable levels.

Therefore, first time private home buyers will not be penalised as they are deemed as genuine homeowners.


#2: However, bank loan margins for first-timers has been decreased
Be prepared to cough up more cash upfront.

The loan-to-value limit has been decreased from 80 per cent or 60 per cent if the loan tenure is more than 30 years or extends to more than age 65 to 75 per cent or 55 per cent if the loan tenure is more than 30 years or extends to more than age 65.

This means you will need to pay 5 per cent in cash upfront if your loan tenure is 30 years or 10 per cent if it extends to more than age 65. While the remaining will need to be paid in cash and/or CPF.


#3: Be prepared to pay an additional 5 per cent ABSD for second and/or subsequent properties for Singaporeans

ABSD rate for second property has been increased from 7 to 12 per cent.

Meanwhile, the ABSD rate for third and subsequent properties has been increased from 10 to 15 per cent.


#4: Lower LTV ratio for a second property

The loan-to-value limit has been decreased from 50 per cent or 30 per cent if the loan tenure is more than 30 years or extends to more than age 65 to 45 per cent or 25 per cent if the loan tenure is more than 30 years or extends to more than age 65.

The minimum cash downpayment is now 25 per cent.


#5: More cash upfront makes buying in Iskandar Malaysia more attractive

You get more bang for your bucks investing in Iskandar Malaysia than in Singapore with the new ABSD rates.

Assuming you are buying a second property for your own occupation, that  25 per cent cash downpayment for an S$1 million condominium translates to S$250,000 which could easily buy you a freehold landed or condominium development across the causeway.
 
With a minimum purchase price of RM1 million and a 70 per cent loan margin, you might as well convert it to your RM300,000 downpayment, not including stamp duty, state levy, legal fees and so on.

The downside is you will have to make to with the daily commute and traffic congestions until the Johor-Singapore Rapid Transit System (RTS) is ready in 2024.