Buy Your Flat

Buy Your Flat

Buying an HDB Flat? Here’s How to Decide Between HDB Loans and Bank Loans

Buying an HDB Flat? Here’s How to Decide Between HDB Loans and Bank Loans

HDB loans or bank loans? That’s probably what many first-time home owners are wondering, after deciding that they’re ready to take the plunge and buy an HDB flat. We’re here to break down the differences.

HDB Loan vs. Bank Loans:

  • HDB loans require a smaller cash outlay
  • Interest rates of bank loans are highly variable, whereas HDB loan rates have not changed much as they are pegged to the CPF rate
  • Bank loans are currently more affordable than HDB loans, at the prevailing interest rate
  • You can switch from an HDB loan to a bank loan, but not the other way around

Downpayment

A huge advantage of taking an HDB loan is that you are able to fork out a smaller amount of cash for your downpayment.

The maximum loan-to-value (LTV) ratio for HDB loans is 90%. So you can borrow up to 90% of your flat’s value or price, whichever is lower. For the remaining downpayment of 10%, you can use a combination of cash or your CPF OA savings.

On the other hand, the maximum LTV ratio for bank loans is 75%. This translates to an extra 15% in downpayment as compared to an HDB loan. What’s more, 5% must be paid in cash for the downpayment, with the remaining 20% to be paid in cash and/or CPF OA savings.

Interest rates and monthly instalments

The interest rate for HDB loans is fixed at 0.1% above the prevailing CPF rate. With the current CPF rate at 2.5%, the interest rate for HDB loans is 2.6% per annum.

In contrast, depending on market conditions, bank loan rates are more variable. This applies to loan packages that are pegged to fixed interest rates as well. After a lock-in period of 2 to 5 years, these so-called fixed rate home loans follow a floating rate.

So technically, there is no perpetual fixed rate home loan in Singapore.

Bank loan interest rates are mainly determined by these three floating rate benchmarks:

Whether you’re taking a SIBOR, SORA, BR or FHR home loan, the interest rate is the prevailing rate plus the bank’s spread.

So “3M SIBOR + 0.75” means the interest rate is the prevailing three-month SIBOR rate, plus 0.75% charged by the bank (the spread). Every three months, when the SIBOR rate changes, the interest rate will be changed to match the new rate.

This means that if you have a 1M SIBOR rate home loan, the loan repayment amount will change every month. If you have a 3M SIBOR rate home loan, the loan repayment amount will change every 3 months, and so forth.

Likewise, “BR + 0.5” means that the interest rate is the current board rate plus the bank’s spread of 0.5%. The difference is that the board rate is set entirely by the bank.

An FHR home loan is pegged to the bank’s fixed deposit rates, so it’s pretty similar to a BR home loan as the rate is essentially determined by the bank.

Why are bank loans more affordable?

The historical interest rate for bank home loans is between 3% to 4% per annum. This is more expensive than HDB loans.

However, due to the Global Financial Crisis in 2008, bank interest rates have remained low for around 10 years. Currently, bank loans are around 1.8% per annum, as opposed to HDB’s 2.6%.

The lower interest rates translate to lower monthly instalments

If the flat is priced at $350,000, the maximum loan quantum for an HDB loan, based on an LTV of 90%, is S$315,000 and downpayment is S$35,000. If you’re taking a 25-year loan tenure, the monthly repayments will be $1,429.

In contrast, if you’re taking a bank loan with an LTV of 75%, the loan quantum will be S$262,500. And the downpayment will be S$87,500.

On a 25-year loan tenure, assuming an interest rate of 1.8% per annum*, the monthly repayments will be cheaper at S$1,087.24.

*This is based on current, typical loan rates. We cannot assume that the bank interest rates will remain at this level over 25 years.

Income cap

Whether you’re buying a BTO or resale flat, HDB loans come with stricter eligibility criteria, including income ceiling. If your gross monthly household income is more than S$14,000, you won’t be eligible for an HDB loan.

Conversely, bank loans don’t have an income cap, so it’s suitable for those with a higher income.

Tenure

HDB loans are capped at 25 years, while bank loans for HDB flats have a longer maximum loan tenure of 30 years. (However, the LTV will be reduced to 55% if the loan tenure exceeds 25 years.) 

Having a longer tenure can be a good thing, as it allows you to lower your monthly repayments and spread it out. On the other hand, it also means paying a higher interest.

Refinancing

You can refinance your HDB loan into a bank loan (subject to the bank’s approval), even after getting the initial 90% LTV. By taking a home loan with a lower interest rate, you can reduce your monthly repayments.

However, you can’t refinance your bank loan into an HDB loan. What you can do is reprice it with the same bank or switch to another bank to refinance it.

Early repayment

Another good thing about HDB loans is that they don’t have an early repayment penalty. So you can pay it off earlier, such as through partial capital repayment to reduce your financial commitments.

But if you’re taking a bank loan, it’s better not to pay it off early. The bank will charge a prepayment fee if you cut short your bank loan within the lock-in period, since they earn from the interest.

Which is better?

If you’re on a tight budget, HDB loan should be considered first, as the cash outlay is smaller. The fixed interest rate also gives you a better idea of how much you’re paying monthly for your home loan. If you find the interest is too high, you can always refinance from an HDB loan to a bank loan later, but not the other way around.

If you intend to upgrade fast (e.g. sell the flat and buy a new home, such as a private property, as soon as you can), you may want to consider a bank loan, or quickly refinance into a bank loan from an HDB loan. This could reduce monthly repayments, and minimise the interest eating into any resale gains.

Speaking to a mortgage broker can also help you better understand more about suitable home loans.

Looking to embark on your home ownership journey? From the types of CPF housing grants to a guide on using the HDB Flat Portal to purchase your HDB flat, read here to find out more!

This article was adapted from 99.co, Singapore’s fastest growing property platform for information like resale HDBs for sale and rent in Singapore. Check out the original article here.

Source: mynicehome.gov.sg

A Millennial Mum Shares Her HDB BTO Flat Buying Journey

A Millennial Mum Shares Her HDB BTO Flat Buying Journey

There are many ways we can share about our first homebuying journey on social media – often a Facebook or Instagram post/ story. For 33-year old Gwendolin who just collected the keys to her BTO flat in Bidadari, she chose to share her experience through TikTok!

Gwen applied for her BTO flat in Bidadari during the February 2016 sales exercise, and just collected the keys from HDB. Besides showing her and her family (including her 1-year old daughter!) checking out their new flat, Gwen has also created more TikTok videos on things she likes about her flat – including the unique “environmentally-friendly” toilet bowls that HDB provides!

Gwen and her husband opted for a 4-room unit because they like its open kitchen concept: “The kitchen has a decent-looking backsplash, which gives families the option to save on additional renovations.”

Her BTO project is close to schools and is a short walk from Woodleigh MRT station. When announced, the project was also one of the first new developments to come with the Pneumatic Waste Conveyance System (PWCS), an automated waste collection system that facilitates cleaner and more efficient waste disposal.

In a chat with 99.co, Gwen shares more about her home ownership journey, as well as advice for potential and new homeowners:

What made you decide to apply for a BTO flat? 

A BTO flat is a brand new unit with a 99-year lease, so we figured there will be fewer wear and tear problems that we have to deal with. As resale flats may require electrical re-wiring and additional plumbing works, we thought renovation costs for newer flats may be relatively lower.

At the current moment, we are staying with both our parents – half a week at each parents’ place, We can’t wait to experience having our own place.

We decided to go with our BTO project in Bidadari as the flats on offer were within our budget, and because it’s near where my in-laws are staying. We were blessed to be able to get a queue number on our second application attempt.

Was the key collection a smooth process?

One of our key concerns was the time needed for flat completion. The only frustration is the delay caused by the pandemic, which we understood was inevitable. Although our flat’s estimated completion was scheduled for 4Q 2020, we collected our keys in July 2021.

We did write to HDB to explain that we are living with our in-laws and that we have a child. We asked HDB to prioritise key collection for us and they did. We were the first homeowners in our blocks to receive our keys and I’m very grateful for that.

Whilst waiting for the keys to our flat, my husband and I started planning for renovations early. We sourced for interior designers, so we felt like things were moving on our part. Once we got our keys, we could immediately kickstart renovation works.

Gwen’s husband and daughter spending time in their new home while planning their renovations. Photos: Gwendolin Mah

Did you take up any housing grants for the flat?

Unfortunately, we were not eligible for the Special Housing Grant (SHG) because it is applicable only for 2-room Flexi, 3-room or 4-room flats in non-mature estates, whereas Bidadari, which is part of Toa Payoh town, is a mature estate. While we did not get the grant, we did benefit from extra ballot chances under HDB’s Married Child Priority Scheme.

As a mother and wife moving into your new home, what insights have you gained through the experience?

In a way, my husband and I had were “forced” to live with our in-laws while waiting for our new flat to be ready – we could have forked out money to rent a place but chose not to. We realised it is not that bad after all. We may explore doing that in future should we need to take care of them or for childcare purposes. Living with in-laws may also mean that you live under their rules because it is their place, so there are frustrations in not being able to live that freely.

Moving into a new home after having a child has its positives because her grandparents will get to spend time with her, and we have more help at home while she’s young.

Any advice for young, millennial Singaporeans making their first home-buying journeys?

If you know that your significant other is the right one early on, consider applying for a flat early, especially if you want to enjoy your exclusive space for two before a baby comes along. Don’t be discouraged during the long wait. It buys you time to save up for a nice renovation!

This article was adapted from 99.co, Singapore’s fastest growing property platform for information like resale HDBs for sale and rent in Singapore. Check out the original article here.

Source: mynicehome.gov.sg

What You Must Know About Applying for HDB Sale of Balance Flats (SBF)

What You Must Know About Applying for HDB Sale of Balance Flats (SBF)

While the Build-to-Order (BTO) exercise is the most common way for home buyers to purchase a new flat, there are other sales modes for them to consider – one of which is the Sale of Balance Flats (SBF) exercise.

SBF exercises are launched twice a year in May and November, usually together with BTO exercises. You will have to decide which mode you want to buy a flat through – you can only choose one during the same launch.

One of the main reasons why people choose to apply for SBF instead of BTO flats is the relatively shorter waiting time. As its name suggests, many of the flats sold under the SBF exercise are balance flats remaining from earlier BTO sales launches. These units are either undergoing construction, or already completed. While SBF is definitely an option to consider, here are some things to take note before you submit your application.

1. Flat Information Made Available During Sales Launch

SBF comprises a variety of flat types located across different estates. In the last SBF exercise in May 2021, popular estates like Bishan and Bukit Merah were included as well.

Information about the available flats is released during the sales launch. These include the flat type, location and number of units available. Home buyers have a week to make their decision – from selecting a flat to submitting the application for the SBF exercise.

2. Flat Leases Can Vary

While the vast majority of SBF units are new flats left over from previous sales launches, the selection also comprises older flats such as surplus flats from Selective En Bloc Redevelopment Scheme (SERS) projects, and flats repurchased by HDB from previous owners. You’ll need to consider the lease length when choosing to purchase a flat from the SBF exercise.

3. CPF Housing Grants Are Applicable
As with BTO flats, home buyers can enjoy CPF housing grants such as the Enhanced CPF Housing Grant (EHG) of up to $80,000 and the Step-Up CPF Housing Grant of up to $15,000, depending on eligibility. More details on CPF housing grants here.

4. Demand Has Seen an Increase

Application rates have remained high for SBF flats as the shorter waiting time makes them popular among buyers, so do keep that in mind when considering SBF over BTO. As there is usually a smaller number of SBF flats available as well, your chances of successfully applying for a flat will vary.

Should You Opt for SBF? 

The SBF exercise is a good option for home buyers looking to shorten the waiting time for a flat. This sales mode also offers more flexibility in terms of choice, thus suiting home buyers with specific housing needs. However, as SBF exercises are typically open twice a year, home buyers who are unable to wait may want to consider resale flats.

This article was adapted from 99.co, Singapore’s fastest growing property platform for information like resale HDBs for sale and rent in Singapore. Check out the original article here.

Source: mynicehome.gov.sg

A Guide to Prime Location Public Housing (PLH)

A Guide to Prime Location Public Housing (PLH)

HDB will be building new public housing in prime, central locations like the city centre and the Greater Southern Waterfront. These flats will be sold under a new housing model called the Prime Location Public Housing (PLH) model.

The first project to be launched under the PLH model is located at Rochor

What is PLH?

The Prime Location Public Housing (PLH) model is a public housing model that aims to keep HDB flats in prime, central locations affordable, accessible, and inclusive for Singaporeans.

This model was developed after considering feedback from the public—more than 7,500 Singaporeans, including academics and industry experts, shared their views on the model over almost a year.

Which areas will this new public housing model apply to?

The PLH model will apply for selected public housing projects in prime and central locations like the city centre and surrounding areas, including the Greater Southern Waterfront. The PLH model will not be retrospectively applied to existing flats.

What are the HDB flat types available for PLH flats?

About 960 units of 3-room and 4-room flats will be offered for sale in the first project to be launched under the PLH model at Rochor.  The project will also include 40 units of 2-room rental flats.

Will there be additional subsidies for prime location flats?

New PLH flats are priced with additional subsidies, on top of the substantial subsidies already provided for BTO flats today. These additional subsidies keep PLH flat prices affordable for a wide range of Singaporeans.

When PLH flat owners sell their homes, they will pay to HDB a percentage of the resale price of the flat, commensurate with the extent of the additional subsidy provided. This is to be fair to other BTO flat owners who do not receive these additional subsidies. For the pilot projects, River Peaks I and II, this amount is fixed at six percent of the higher of the resale price or valuation.

All prevailing grants such as the Enhanced CPF Housing Grant (EHG) of up to $80,000, will continue to apply for eligible families who buy a PLH flat.

What are the eligibility conditions for the purchase of prime location flats?

To buy a new PLH flat, you must meet the prevailing BTO eligibility conditions such as being a Singaporean household and meeting the household income ceiling, currently set at $14,000.

Beyond the initial purchase, subsequent flat buyers of resale PLH flats will also have to meet the prevailing eligibility conditions for the purchase of BTO flats. This helps to ensure that PLH flats remain inclusive and accessible to a broad group of subsequent flat buyers over time. Without these conditions, the resale prices of these prime location flats may rise beyond the reach of many Singaporeans; and over time only the better-off will be able to afford to buy them.

A summary of key eligibility conditions for purchase of 3-room and larger flats are below:

Conditions Flats bought from HDB and PLH resale flats * Typical Resale Flats
Citizenship At least one applicant is a Singapore Citizen (SC). Household must comprise at least one SC and one Singapore permanent resident (SPR). At least one applicant is a SC or SPR. Household can comprise only SPRs.
Family Nucleus Must have an eligible family nucleus, e.g. married couple. Must have an eligible family nucleus; or if single, must be aged 35 and above.
Income Ceiling $14,000^ Not applicable
Private Property Ownership Must not own or have an interest in a private property and have not disposed of any in the last 30 months. Allowed, but must dispose of private property within 6 months of buying the resale flat.

Note:
* With or without CPF housing grants.
^ Or $21,000 if purchasing with extended/multi-generation family.

Will there be flats set aside for priority allocation under the Married Child Priority Scheme?

Yes, flats will continue to be set aside for those applying under the Married Child Priority Scheme (MCPS). The priority quotas will be adjusted for individual PLH projects, to provide opportunities for Singaporeans whose family members do not live nearby, to also live in prime areas. 

How long will I need to live in the PLH flat before I can sell it? Will I be able rent out spare bedrooms or the whole flat?

Given the prime locations and additional subsidies provided for PLH flats, PLH flat owners will need to live in their flats for at least 10 years before they can sell them on the open market or invest in a private residential property. This measure helps to safeguard PLH flats for families with genuine housing needs and discourage speculation.

While owners of PLH flats may rent out spare bedrooms, renting out of whole flats is not allowed, even after MOP.

Conditions BTO Model PLH Model
Resale of flat Allowed after MOP* Allowed after MOP^
Renting out of spare rooms Allowed Allowed
Renting out of whole flat Allowed after MOP* Not allowed
Investment in private property Allowed after MOP* Allowed after MOP^

Note:
* MOP is five years.
^ MOP is ten years.

Source: mynicehome.gov.sg

A Guide to HDB BTO Flat Types

A Guide to HDB BTO Flat Types

Whether you’re a young couple, single or part of a large multi-generational family, there are different HDB BTO flat types that can meet your budget and lifestyle needs. 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.

For Young Couples/ Families

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.

4-room flats are generally popular with young families
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Families looking for a bigger home can consider a 5-room flat. Though it has the same number of bedrooms as a 4-room unit, the living/ dining area is more spacious. Home owners may consider converting part of the space to a study room, or walk-in closet.

5-room flats come with a more spacious living area
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For those who don’t need such a big space, 3-room flats make cosy homes. These come with 2 bedrooms, including a master bedroom with an attached bathroom.

3-room flats make for cosy abodes
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For Singles

When purchasing a BTO flat, single home buyers aged 35 or above can choose 2-room Flexi flats in non-mature estates from HDB. Each unit includes a bedroom, bathroom, kitchen, and a storeroom-cum-household shelter.

2-room Flexi flats make for cosy abodes

For Seniors

Seniors who want to buy a home to live independently can consider the short-lease 2-room Flexi flats, which come with elder-friendly features such as grab bars. Alternatively, Community Care Apartments (CCA) are 32sqm and adopt an open layout, with sliding partitions to separate the living room and bedroom. As each unit comes with built-in wardrobes, cabinets, a furnished kitchen, and other senior-friendly designs, home buyers need not renovate the units before moving in. Each floor of the CCA block also comes with a furnished communal space for residents to mingle!

Seniors also have the option of living with their children for mutual care and support— 3Gen flats come with 4 bedrooms, including 2 with attached bathrooms.

If you would like to get a feel of the living spaces and design features in BTO flats, check out our online show flats via the MyNiceHome Gallery. You can also read our guides to learn more about buying, moving into, renovating, and maintaining your flat.

Source: mynicehome.gov.sg

A Guide to HDB Flat Priority Schemes

A Guide to HDB Flat Priority Schemes

First-timers and those with pressing housing needs enjoy priority schemes that can improve your chances of getting balloted to book an HDB flat under the regular Build-to-Order (BTO) and Sales of Balance (SBF) sales launches. Learn more about HDB’s 7 priority schemes here!

Parents

  1. Parenthood Priority Scheme (PPS)

First-timer married couples who are expecting, or have a young Singaporean child who is 18 years and below, will benefit from the Parenthood Priority Scheme (PPS). Up to 30% of BTO units and 50% of SBF units are allocated to applicants under this scheme.

  • Third Child Priority Scheme (TCPS)

Even better news for those with more kids – families with 3 or more children will enjoy priority under the PPS as well as the Third Child Priority Scheme (TCPS). Up to 5% of BTO/ SBF units are allocated under the TCPS.

Your application will first be balloted with other TCPS applicants. If that ballot is unsuccessful, your application will be balloted again under the PPS.

  • Assistance Scheme for Second-Timers (Divorced/ Widowed Parents) (ASSIST)

Under the Assistance Scheme for Second-Timers (ASSIST), up to 5% of 2-room Flexi and 3-room BTO flats in non-mature estates will be set aside for divorced or widowed parents with children aged 18 years old and below. This quota is shared with the 30% quota set aside for second-timer applicants.

Couples/ families wanting to live near or with their parents

  • Married Child Priority Scheme (MCPS)

Keen to move out to your own place, but want to keep your family close? The Married Child Priority Scheme (MCPS) improves ballot chances for new flat buyers who wish to live with or near their parents for mutual care and support.

You will qualify for the MCPS, as long as your new flat is a within 4km radius of your parents’ HDB flat or private property. Engaged couples, or parents looking to stay with or near their married child are also eligible to apply for the MCPS!

The following table summarises the quota of flats given priority under the MCPS in each new project:

  • Multi-Generation Priority Scheme (MGPS)

For married children wanting to live even closer to your parents, consider applying under the Multi-Generation Priority Scheme (MGPS)! This scheme allows you to submit a joint application for 2 flats in a single BTO project, increasing the ballot chances of both parties to stay within the same precinct and even on the same floor! A 60-year-old couple shares their story of purchasing a BTO flat under MGPS to be closer to family here.

Note that parents applying for a flat under MGPS would be eligible to apply only for a 2-room Flexi or 3-room flat.

  • Senior Priority Scheme (SPS)

The Senior Priority Scheme (SPS) supports elderly residents who wish to live near your married child i.e. within 4km radius from the HDB flat or private property that they reside in.

The SPS also applies to elderly residents looking to buy a new 2-room Flexi flat to age-in-place within a familiar environment i.e. within 4km radius of your current flat or private property.

At least 40% of the 2-room Flexi flats for each BTO project offered during HDB sales launches will be set aside for elderly applicants. Half of this quota i.e. 20% will be set aside for eligible elderly under the SPS.

Tenants of HDB rental flats

  • Tenants’ Priority Scheme (TPS)

Many rental tenants progress to owning a home . If you have been renting a flat from HDB for at least 2 years, and are looking to buy a flat, you can apply for a 2-room Flexi and 3-room BTO and SBF flats set aside under the Tenants’ Priority Scheme.

Download and share this infographic on HDB’s flat priority schemes, or visit the HDB InfoWEB for more details to improve your chances at the ballot. May the odds be in your favour!

 

Source: mynicehome.gov.sg

5 Things to Know About the Community Care Apartments

5 Things to Know About the Community Care Apartments

Community Care Apartments (CCA) are public housing jointly developed by the Ministry of National Development (MND), Housing & Development Board (HDB) and Ministry of Health (MOH). The CCA combine senior-friendly housing with care services, offering an option for seniors to age in-place and independently in a community setting.

The first batch of CCA, which will be in Bukit Batok, was launched in February 2021. Seniors can look forward to the second batch of CCAs in Queenstown, to be launched later this year.

Harmony Village @ Bukit Batok

If you or your family members are looking to apply for a CCA, here are 5 key things to note.

1.  Wide Range of Facilities and Amenities

The upcoming CCAs will be situated within the Health District @ Queenstown. There, HDB will work with partners to create a built environment conducive for healthy living and active ageing. There will be common facilities such as roof gardens, fitness stations, and community living rooms to promote social interactions between all residents. With Alexandra Hospital nearby, residents will have easy access to healthcare and medical services.

The first batch of CCAs is located at Bukit Batok West Avenue 9, close to parks such as Little Guilin, Bukit Batok Nature Park and Bukit Batok Central Park. Besides shopping malls and wet markets, there are also several healthcare facilities nearby, including Bukit Batok Polyclinic, St. Luke’s Hospital and Ng Teng Fong General Hospital. Within the development, residents have convenient access to an activity centre, a community garden, and fitness stations to maintain an active lifestyle. The CCA development will also house a hawker centre offering a variety of affordable food options.

2. Minimal to No Renovation Required

Interested seniors would be glad to know that little to no renovation is required for these units! Each 32sqm CCA unit adopts an open layout, with sliding partitions to separate the living room and bedroom for greater privacy.

Each unit comes with built-in wardrobes, cabinets and a furnished kitchen

The flat also comes ready with senior-friendly design features and other pre-installed fittings, including:

  • Wide wheelchair-friendly main door with a built-in bench at the side
  • Large wheelchair-accessible toilet with grab bars and slip-resistant flooring
  • Built-in wardrobe and cabinets
  • Furnished kitchen (without fridge and washing machine)
  • Service yard accessible from toilet, with clothes drying rack
Wheelchair-friendly bathrooms are outfitted with grab bars and slip-resistant

On each floor of the CCA block, there will also be a furnished communal space for residents to mingle, share meals and take part in group activities.

Residents can connect with each other at the communal space located at every floor of the CCA block

3. Integrated Care Services

Care services are provided at the CCA to meet seniors’ needs, to support independent living within a social setting for an enriching retirement life.

Residents will have to subscribe to a Basic Service Package. The package offers 24-hour emergency monitoring and response, basic health checks, and the service of an on-site community manager who will organise regular activities and programme for the residents. The community manager will also ensure that the following services are provided:

  • Care and support services
  • Simple home fixes
  • Activities at the communal spaces
  • Key card access to individual flats

Depending on their needs and preferences, seniors can also choose to add on optional services that cover different activities in day-to-day living.

4. Eligibility Conditions

As the CCA is intended as an affordable housing option for seniors, the applicant(s) and their spouse (if any) must be 65 years old and above. Applicants have the flexibility to choose a lease ranging from 15 to 35 years (in five-year increments), as long as it covers both the applicant and their spouse (if any) until at least 95 years old.

Those who have taken up housing subsidies twice, and have bought a Studio Apartment or short-lease 2-room Flexi flat before are not eligible to purchase a CCA.

Here’s a quick summary of the eligibility conditions:

5. Full Upfront Payment for Flat Purchase

Successful applicants for CCA are required to make full upfront payment for the flat by cash and/or CPF. For the mandatory Basic Service package, applicants can decide to make either full or partial upfront payment in cash, with a monthly fee throughout the lease term.

This is illustrated in the indicative prices for the CCA at Bukit Batok:

Using the 15-year lease tenure as an example, an applicant has 2 payment options.

While both options require full upfront payment of $40,000 for the flat itself, the applicant may choose either to pay $22,000 upfront (Option 1) for the Basic Service Package, or make partial upfront payment of $13,000 (Option 2) with the remaining fees to be paid monthly. If partial payment is chosen, the applicant would have to pay an estimated $50 per month throughout the remaining lease tenure of 15 years.

Another key difference between a CCA unit and other HDB flats is that it cannot be resold or rented out. Owners who do not require the CCA anymore can return it to HDB. They will receive a refund of the value of the remaining lease of the flat.

Source: mynicehome.gov.sg

Why I Won’t Buy a Million-Dollar HDB Flat (and Why You Might)

Why I Won’t Buy a Million-Dollar HDB Flat (and Why You Might)

It’s undeniable that the resale housing market is hotter than it was five years ago.

In the past two years, the prices in the broader HDB resale market have risen steadily. Pandemic-related BTO construction delays are one reason why.

Super low interest rates during the pandemic also drove up demand for homes, as people found it easier to take loans (this happened globally, not just in Singapore).

Another is more flats reaching their MOP, as these newer flats may command higher prices than older flats in the same location.

One phenomenon we’ve noticed is an increasing number of million-dollar HDB flats. Though they are only a fraction of the total HDB transactions, they’ve received a lot of attention.

Many of our readers have asked us whether it’s a good idea to buy these flats.

Here are my thoughts on why I (Ruiming) am strategically not inclined to buy one. And why this might apply to you.

Just to be clear: We’re not saying you SHOULDN’T buy a million-dollar HDB flat.  Some people might have reasons for buying these flats, we’ll explain this later.

What makes a million-dollar flat?

A million-dollar resale HDB flat would typically have a few main qualities that allow it to command its hefty price tag.

The more of these qualities it has, the more likely it’ll reach the magical $1,000,000 price tag and beyond.

Location: The more popular a location, the higher price it will command. An extreme example would be this 43-year-old flat that was sold in Tiong Bahru for 1.1 million dollars in 2020. The buyer thought it was old, but gold.

Size: The larger the flat, the more expensive it will be. This gives flats in less popular areas the ability to command higher prices. The recently sold jumbo flat in Yishun is one example.

Lease: Generally, the newer the flat, the more expensive it will be, and vice versa. The Singapore Land Authority (SLA) has a rough guide known as ‘Bala’s Table’, which kinda shows how property prices are affected by their lease.

Older flats also have a limited pool of buyers, because if the lease of the HDB flat doesn’t last the youngest buyer till 95, there will be limitations on how someone’s CPF can be utilised.

Why is understanding LocationSize and Lease important?

Because these are effectively the trade-offs you have to make if you want to buy a home within your means.

Why you might not want a million-dollar flat

Why?

It’s for the simple reason that more money spent on my home means less money elsewhere.  As the saying goes, every decision for something is a decision against something else.

These are some things I’d keep in mind while buying a home.

Financial security:

Buying an affordable home means financial security during turbulent times.

If history serves as a guide, our adult lives – like our parents’ – will have its share of economic highs and lows. This could mean times of unemployment and uncertainty.

By buying a flat well within your means, you’ll need to worry less about your mortgage in bad times.

While millennials have only known the era of low interest rates, it’s important to remember this isn’t always the case. Singapore Interbank Offered Rate (SIBOR) actually hit interest rates of 3.56% in 2006, and home loans upwards of 7% during the late 1990s.

Case in point: Some readers who’ve signed up for floating mortgages during the pandemic are beginning to worry about interest rate hikes. They should. Paying 3.85% vs 1% interest on a six-digit loan definitely adds up!

Also, despite recent events, it would be wise to remember that prices of HDB flats don’t go up all the time.

From 2013 – 2019, both public and private property prices were on the decline. The same can be said for the late 1997, where the HDB resale index fell by almost 30%, and only recovered in 2008.

Those who’re thinking of treating their flat like an investment, take note!

Don’t pay *too much* for centrality and convenience


“Time is money.

So, if you’re financially savvy, shouldn’t the smart thing be to save time, by living in a mature, central location closer to the CBD?”

This is something people often say to us when we advocate buying a more affordable but less centrally located home.

While I see the logic, perhaps it’s worth considering the following points:

More centrality and convenience always costs more.  This is the same whether you’re in London, Tokyo, Paris, or Melbourne. If you need to spend a lifetime working to pay this difference, it might not be worth paying for.

For example, it might make sense for a couple earning a combined income of $20,000 to buy a $900,000 flat in a central location to save time. They can comfortably afford the payments, and it makes sense to reduce their commute time.

However, if you need to borrow money from your parents, or look for ways to get around the loan limits offered by financial institutions, it’s usually a sign you cannot afford the convenience you desire.

Not all workplaces are in the CBD. There are many smaller commercial centres around the island. Jurong East, Paya Lebar, Changi, One-North etc. Even if you work in the CBD, with flexi-work arrangements you might go into the office less and less.

If you intend to buy a car or a motorcycle/scooter (like many people do), then centrality might not matter as much. You are effectively already paying for convenience when you decide to   own private transportation.

Finally, in places not as well served by public transport, some creativity can go a long way. Speaking from first-hand experience, I’ve found that using a bicycle can often help you get to your destination faster if it’s less than 10 km away. Otherwise, you can still use a bike to cover that last mile to the MRT station.

If you are able to make this lifestyle change and your workplace is supportive, you might not need to fork out hundreds and thousands of dollars for that unit in a central location.

Paying for space you don’t use:

As someone who might not have lots of kids (or even remain child-free), a large flat is wasted on me (and by extension, I’ll be wasting money on a larger flat).

Sure, having more space is always a luxury in land-starved Singapore. Or any city.

The question is whether it makes financial sense.

Don’t get me wrong; I like to have enough personal space. But not at the expense of my freedom to do other things.

For reference: I currently rent a 3-room HDB flat with my girlfriend that’s about 700 sq ft. It’s serviceable, though I certainly could be happier with 900 sq ft.

Do you have enough for other life goals?

A roof over your head is important. But I dare reckon that it won’t be the only aspiration you have in life.

My own personal goals include:

  • Experience working overseas at some point in life ($200,000 for living expenses) / be a digital nomad
  • Embark on a year-long cycling trip ($100,000)
  • Be able to choose to do a job that I like (have a passive income of at least $2,000 a month)

If I spend too much on a house, these goals will remain just that – dreams. Every single extra dollar spent here moves me further away

from reaching these goals.

Mind you, even if you do not know what your other life goals are, I think it doesn’t hurt to be cautious about overpaying for a home. The home you buy can limit the dreams you can chase.

So if you’re considering buying a million-dollar flat, weigh the opportunity costs of spending that sum on housing and ask yourself if you can live with the trade-off.

So why do people buy million-dollar flats?

I’m just going to say it: I think buying a million-dollar flat is a bad idea for the median-income Singaporean because of budget constraints.

That being said, above-median-income Singaporeans do exist. They can afford these expensive flats, and find them attractive despite the price tag.

Consider this: A million dollars for an HDB flat is certainly a lot of money, but to get a condominium of equivalent size at a comparable location will cost at least 3-5 times more!

In such scenarios, buying a million-dollar HDB flat may be more appealing despite the lack of private facilities.

So yes, a 1000-sqft HDB at Pinnacle @ Duxton may set you back a whopping $1.25 million, but the condo alternative for the same neighbourhood, a 1,098 sq ft Wallich Residence condo will cost triple the price at $3.87 million.

A final word about affordability

Yes, there is little question it’s a seller’s market right now. And will be for a while. Be prepared to pay more than pre-pandemic times.

However, what is also true is that there are many choices on the resale market.

The cheapest HDB flat on PropertyGuru is asking for $250,000 as of the writing of this article. The most expensive one? An eye-popping $1.65 million.

Our advice? Calculate what you can afford first above all else. Use your judgement to determine whether the seller’s asking prices are reasonable.

If you want to be extra safe, buy something below your means.

Otherwise, for peace of mind, buy something within your means.

And unless you want to spend the foreseeable future stressing about paying your mortgage, never spend beyond your means.

Stay woke, salaryman

A message from our sponsor, HDB

There are many factors that come into play when looking for a new home – the location, proximity to loved ones and amenities, size and more.

But amongst all of these, affordability is one of the key factors in making a housing decision. After all, housing would likely be one of your first biggest ticket purchases, so it’s important that your future home fits your budget and your needs.

If you’re looking for a new home, check out the guides, articles and resources available on MyNiceHome.

Also, check out past content pieces we’ve developed with HDB to navigate through your home-buying decision:

Source: mynicehome.gov.sg

A Single’s Guide to Buying an HDB Flat

A Single’s Guide to Buying an HDB Flat

Ready to purchase your own home? If you are single, 35 years old and older, you can purchase an HDB flat and may be eligible for housing grants. Here’s a comprehensive guide for singles looking to buy an HDB flat.

BTO Flat

A Build-To-Order (BTO) flat is priced lower than comparable resale flats in the same area, offering an affordable option for home buyers. Singles with a monthly income of $7,000 and below can apply for a 2-room Flexi flat in a non-mature estate, with a full 99-year lease. Depending on their monthly income, they can get up to $40,000 in CPF housing grants.

BTO flats are launched for sale every quarter. You can visit the HDB Flat Portal to check out the upcoming BTO projects and weigh your options. Find out how you can purchase a BTO flat with our step-by-step guide.

Resale Flat

Single Singaporeans aged 35 and above can also buy an HDB resale flat. There is a wide choice of flats with varying leases across towns. There are no income ceiling restriction except if you decide to get an HDB housing loan and/ or apply for CPF housing grants of up to $80,000.

Resale flats can be purchased anytime throughout the year. After finding the resale flat of your choice and negotiating the purchase price with the seller, you will only need to wait about 8 weeks from HDB’s acceptance of your resale application before collecting the keys to your new home.

You can choose to manage your transaction via the HDB Resale Portal or engage the services of an estate agent registered with the Council of Estate Agents.

Other Housing Options

Singles who wish to live on your own but have not met the minimum age criteria of 35 years old to purchase an HDB flat, have the option of renting from the open market. If you’re planning to do so, do take note of the following:

  • Request the flat owner to show documentary proof that they own the flat, and HDB’s approval letter to rent out the flat or bedroom
  • Refer to CEA’s templates when preparing your tenancy agreement and make sure that you fully understand all the terms and conditions
  • Ensure that you are included as an authorised tenant

Source: mynicehome.gov.sg

What Are PPVC Flats?

What Are PPVC Flats?

Short for ‘Prefabricated Prefinished Volumetric Construction’ (a mouthful, we know), PPVC flats are built using technology that will raise construction productivity and help you move into your Build-To-Order (BTO) flat more quickly.

PPVC — Prefabricated Prefinished Volumetric Construction

BTO flats built using PPVC come with floor and wall finishes, internal doors, window frames, sanitary fittings, and a basecoat of paint. With these items provided upfront, you can cut down on renovation works and move into your new home faster. What’s more, these finishes and fittings can be paid for with CPF monies, and/ or your housing loan.

However, if you prefer to choose your own finishes and fittings, you can opt for non-PPVC flats where the Optional Component Scheme (OCS) will still be offered.

Completed in 2020, Valley Spring @ Yishun is HDB’s first housing project that is completed with PPVC

Renovating Your PPVC Flat

There is no difference between the renovation works that can be done in a PPVC or non-PPVC unit. As such, there is no need to engage PPVC-certified interior designers and/ or contractors. However, be sure to engage only renovation contractors listed in HDB’s Directory of Renovation Contractors. Contractors must also comply by HDB’s renovation guidelines and requirements, PPVC flat or not. At the same time, make sure you have the renovation permits required before renovating your home!

Some useful renovation guidelines to note:

  • Walls – Regardless of whether your flat is a PPVC unit or not, you must obtain a renovation permit for your renovation works where required, including the demolition or alteration of all types of walls or structures. Do ensure your renovation contractor carries out any hacking works only after obtaining HDB’s approval!
  • Floor finishes – You are free to change the flooring in most areas of your PPVC flat, subject to guidelines and conditions, such as total thickness of floor finishes. For both PPVC and non-PPVC units, hacking the provided bathroom wall and floor finishes in the first 3 years is not allowed, to protect the waterproofing layer that is between your home and that of your neighbour living one floor below. Instead, new tiles can be laid on top of the original floor finishes.

Moved into your new home? Whether it’s a PPVC flat or not, regular checks and maintenance will help you keep your flat in tip-top condition. From windows, to wall and floor finishes, read our guide on how to care for your HDB flat!

Source: mynicehome.gov.sg