At what point has the average Singaporean said “High prices aren’t the problem in buying a condo?”
Along with people who don’t like money, or a cai png stall with consistent pricing, this is right up there with things that never happen. So it befuddles me that a property agency needs to do a survey to find out that “unaffordable private home prices” are an obstacle to upgrading. Or that “HDB flats remain the preferred housing option for respondents.” Not what I’d call a Sherlock Holmes moment.
But then I kept reading, and I realised it’s part of the routine.
You see, every year, there will be a certain number of times the media puts out a story about real estate players trying to put pressure on relaxing certain policies. Here’s one from 2014, here’s one from 2018, here’s one from 2023, and I guess I just read the one for 2024.
Anyway, this time it is about adjusting ABSD for upgraders. Right now, if you buy your new property first, you pay ABSD upfront – then you can apply for ABSD remittance if you sell your previous home within six months. This doesn’t apply to Executive Condominiums (ECs) though: for ECs, you can go ahead and buy first without paying ABSD (as it’s an HDB property, so you will by default have to sell your other HDB property within six months).
But do we really want ABSD tweaked, even if it’s just to help upgraders?
Even by using the ABSD as a speed bump, it can help to slow the voracious demand. Without it, show flats may be more packed, with more people putting down cheques before the early bird discounts end. ABSD remission also has an indirect impact on resale flat prices – if someone needs to sell their flat within six months or risk losing the ABSD, they’re more likely to set a realistic price. It’s vastly different from a situation where they can buy a new condo first, and still take their time poking around for the highest possible Cash Over Valuation (COV) for their flat until the new place is completed.
There is also the fact that, if buying first isn’t an option, fewer people might take the plunge. Renting temporary accommodation, finding temporary storage, etc. all tend to be necessary, if you sell your flat before buying a condo. It is, quite frankly, a pain in the neck. So sometimes, the ABSD requirement will cause some people to hold off on upgrading together.
And the reality is, the fewer homeowners rush to upgrade, the less pressure there is for prices to go up.
You know who won’t have a problem upgrading though?
Probably someone whose flat is picked for SERS. To date one of the shrewdest homeowners we’ve met at Stacked benefitted from the SERS at Tanglin Halt. His replacement unit was completed in 2021 at Dawson, close to SkyOasis @ Dawson which saw the recent record-breaking sale of a $1.73 million flat (see the details here).
If that seller was an upgrader, I hope they’re enjoying their $3 million condo or whatever right now; I’m guessing they can afford the jump.
This does lead me to wonder: now that the government has (somewhat) balanced out the windfall effect of mature estate housing, thanks to the Prime model, will we see a counterpart to SERS? Only around four or five per cent of flats benefit from SERS right now – but the effects have been wildly disproportionate for some.
I’m not wired for fairness myself; to me, someone benefiting from SERS isn’t more inherently unfair than someone winning 4D. But in my experience, Singaporean homeowners are huge on what they perceive as being fair/unfair, and further stories of high-priced SERS replacement flats are bound to stoke complaints.
Meanwhile in other property news:
- What’s it like buying property abroad? Here’s the experience of someone who bought a home in France.
- Pasir Ris: Singapore’s heartland resort town. It’s a great place for family, and check out what life is like at The Esparis here.
- Everyone loves a great comeback story right? Here’s one for condos that saw a big turnaround in their later years.
- Enough with all the hoo-ha about expensive flats. You could potentially get a resale 3-room flat for as low as $250,000 out there.
Weekly Sales Roundup (15 July – 21 July)
Top 5 Most Expensive New Sales (By Project)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| THE RESERVE RESIDENCES | $4,130,000 | 1625 | $2,541 | 99 yrs |
| PINETREE HILL | $3,661,000 | 1464 | $2,501 | 99 yrs (2022) |
| GRAND DUNMAN | $3,609,000 | 1432 | $2,521 | 99 yrs |
| LENTOR MANSION | $3,448,000 | 1507 | $2,288 | 99 yrs (2023) |
| TEMBUSU GRAND | $3,396,000 | 1432 | $2,372 | 99 yrs (2022) |
Top 5 Cheapest New Sales (By Project)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| KASSIA | $883,000 | 474 | $1,864 | FH |
| THE MYST | $1,241,000 | 517 | $2,402 | 99 yrs |
| TEMBUSU GRAND | $1,368,000 | 527 | $2,594 | 99 yrs (2022) |
| HILLHAVEN | $1,505,745 | 721 | $2,088 | 99 yrs (2023) |
| LENTORIA | $1,560,000 | 700 | $2,230 | 99 yrs (2022) |
Top 5 Most Expensive Resale
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| BEVERLY HILL | $9,150,000 | 3778 | $2,422 | FH |
| CUSCADEN RESERVE | $7,201,000 | 2099 | $3,431 | 99 yrs (2018) |
| THE ARCADIA | $5,200,000 | 3821 | $1,361 | 99 yrs (1979) |
| THE EDGE ON CAIRNHILL | $4,920,000 | 2131 | $2,308 | FH |
| BALMORAL 8 | $4,200,000 | 1841 | $2,282 | FH |
Top 5 Cheapest Resale
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| PARC ROSEWOOD | $660,000 | 517 | $1,277 | 99 yrs (2011) |
| CARDIFF RESIDENCE | $699,000 | 420 | $1,665 | 99 yrs (2011) |
| # 1 SUITES | $710,000 | 581 | $1,221 | FH |
| JOOL SUITES | $715,000 | 409 | $1,748 | FH |
| HIGH PARK RESIDENCES | $730,000 | 452 | $1,615 | 99 yrs (2014) |
Top 5 Biggest Winners
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
| BEVERLY HILL | $9,150,000 | 3778 | $2,422 | $5,470,000 | 28 Years |
| THE DAIRY FARM | $3,400,000 | 2207 | $1,541 | $2,220,000 | 15 Years |
| THE ARCADIA | $5,200,000 | 3821 | $1,361 | $2,000,000 | 8 Years |
| DUNMAN PLACE | $2,750,000 | 1442 | $1,907 | $1,941,038 | 26 Years |
| GOLDENHILL PARK CONDOMINIUM | $2,880,000 | 1335 | $2,158 | $1,914,300 | 22 Years |
Top 5 Biggest Losers
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
| KINGSFORD WATERBAY | $1,110,000 | 850 | $1,305 | -$38,000 | 6 Years |
| # 1 SUITES | $710,000 | 581 | $1,221 | $25,777 | 10 Years |
| SOLEIL @ SINARAN | $1,088,000 | 581 | $1,872 | $38,000 | 13 Years |
| JOOL SUITES | $715,000 | 409 | $1,748 | $45,079 | 13 Years |
| VACANZA @ EAST | $735,000 | 484 | $1,517 | $65,000 | 7 Year |
Transaction Breakdown
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At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
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Frequently asked questions
Why is the ABSD policy important for property buyers in Singapore?
How does the current property market affect people wanting to upgrade their homes?
Who is more likely to upgrade their home easily in Singapore?
What impact does the ABSD remission have on the property market?
Are there affordable options for resale flats in Singapore?
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