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Additional Buyer’s Stamp Duty on Private Property

I wonder whether this will work. The government have worked hard to stamp property speculation. My questions:

  1. What is wrong with speculation? As long as its fair and just speculating on demand and supply is ok
  2. Is the 10% and 3% stamp prices a big thing? I honestly am not well versed here.
  3. This should not affect the resale market directly right? Or it means competition on resale flats is going to get heightened?
  4. What will happen if prices REALLY starts falling?

SINGAPORE: The government has imposed an Additional Buyer’s Stamp Duty (ABSD) for private property of between 3 per cent and 10 per cent for Singaporeans, Permanent Residents and foreigners to moderate investment demand for private residential property and promote a more stable and sustainable market.
The changes take effect on December 8.

Foreigners will pay 10 per cent Additional Buyer’s Stamp Duty (ABSD) for any residential property.

Permanent Residents owning one and buying second and subsequent properties will pay 3 per cent ABSD.

Singaporeans owning two and buying a third and subsequent residential properties will pay 3 per cent Additional Buyer’s Stamp Duty.

The ABSD will be imposed over and above the current Buyer’s Stamp Duty, which are 1 per cent on the first $180,000 of purchase consideration or market value of the property (whichever is higher), 2 per cent on the next $180,000 and 3 per cent for the remainder.

In a joint statement on Wednesday, the Finance and National Development ministries say the government’s objective is to promote a sustainable residential property market where prices move in line with economic fundamentals.
They said prices of private residential properties have continued to rise, albeit more slowly in the last two quarters.

Prices are now 13 per cent above the peak in the second quarter of 1996, and 16 per cent above the more recent peak in the second quarter of 2008.
They said that even with the current economic uncertainties, the demand for private residential property remains firm.

Given the uncertainty in stock markets and with interest rates remaining low, private property in Singapore continues to attract local and foreign investors.
They added that excessive investment demand will make the property cycle more volatile, and thus increase the risks to Singapore’s economy and banking system.
The government said the higher ABSD rate for foreign buyers in particular is necessary, in view of the large pool of external liquidity and strong buying interest from abroad, and the relatively small size of the Singapore market.
The government said foreign purchases account for 19 per cent of all private residential property purchases in the second half of 2011, up from 7 per cent in the first half of 2009.

For purchases made jointly by two or more parties (eg a Singaporean with a PR, or a PR with a foreigner), the higher applicable ABSD rate will be imposed.
For example, if a citizen purchases a property with a foreigner, the ABSD of 10 per cent will apply.

In the case of a joint purchase by Singaporeans, who each already owns properties, the ABSD of 3 per cent will apply as long as one of the purchasers already owns two properties.

Deputy Prime Minister and Minister for Finance Tharman Shanmugaratnam, said: "We have always had open markets and must keep them that way. However, the reality is that investment flows into our property market are now larger than before, and unlikely to recede as long as interest rates remain low.

"The additional buyer’s stamp duty should help cool investment demand, and avoid the prospect of a major, destabilising correction further down the road."

Nicholas Mak, Executive Director of Research and Consultancy at SLP International, said: "It will curb investment demand for private residential properties quite drastically, especially demand from non-resident foreigners. And I think in the next one to two months or so, demand from non-resident foreigners will almost dry-up."
Home buyers are mixed in their views.

One Indian foreigner said: "I know there is a stamp duty, but any increase in that will probably take it out of my level where I want to buy."

An Indian who is a Permanent Resident said: "Nowadays, HDB properties are also difficult to buy, because of more conditions. So they have to buy property here. Definitely they’ll keep buying more irrespective of whether the stamp duty is increased or not."

One Singaporean said: "It probably wouldn’t have an effect in the short-term, because the property market prices are still rising, people are still speculating."
Minister for National Development Khaw Boon Wan said: "We are ramping up the supply of new Executive Condominium units through the Government Land Sales Programme.

"This will help higher-income Singaporeans own private condominium units in an affordable way, as the sale of new EC units is restricted to Singaporean households only."

Singaporean first-time buyers and upgraders, and buyers of HDB flats will not be affected by the new measure.

Certain reliefs will be provided so that the measure will not impact home occupation demand by residents.

For example, relief will be provided for Singaporean-foreigner/PR married couples buying their homes.

Reliefs will also be provided for qualifying developers and for purchases falling within the scope of Singapore’s international trade agreements.
The government will continue to ensure an adequate supply of private housing to meet-medium term demand.

There are 41,000 unsold private housing units in the pipeline.

The government will inject sites that can potentially yield a total of 14,100 units in the 1H2012 Government Land Sales (GLS) Programme, similar to the supply in previous GLS programmes.

Of these, about 7,000 units will be from sites on the Confirmed List.
These numbers take into account the ample pipeline supply and the dampening effect of the ABSD.

The government will also expand the supply of executive condominiums (ECs) in 2012 and is prepared to release sites that can potentially yield 5,000 EC units for the entire year.

Sites for 3,500 EC units will be made available in 1H2012, including 3,000 EC units on the Confirmed List.

The Confirmed List quantum is comparable to the 3,000 EC units from five sites sold for the whole of 2011. More details will be provided in the press release for the 1H2012 GLS Programme on MND’s website.

The Government will continue to monitor the property market and adjust its property policies in step with changes in the market and the economy.


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Sunday 11th of December 2011

Since when buying a property is not hard???

My parents thought that it would be hard for their children to buy property and now I am thinking the same for my children.

If buying properties is easy; then too many people wii be surviving on rental as passive income. Who need to work harder for earned income? Banga?

Edmund Sim

Friday 9th of December 2011

Americans and EFTA nationals are exempted from the measures. I explain this at


Friday 9th of December 2011

The new stamp duty rules does not directly affect HDB, indirectly also unlikely to have much effect.

From investors' point of view, having to pay extra 10% or 3% means they need extra 10% or 3% profits.

I feel it will likely dampen the market especially for higher-end real estate since the economic outlook is uncertain, sentiment is poor, I have a buyer back out of a purchase despite being very interested.

En-Bloc sales will also be affected, because developers now have less time to build & sell units from sites purchased en-bloc. (en-bloc & sell all units within 5-yrs, or risk paying ABSD + interest)


Friday 9th of December 2011

Rental yield in Singapore is ridiculously low, and prices are ridiculously high, so if foreign investors were chasing after yield or affordability, they would likely go somewhere else. I'm thinking the foreign investors are investing in Singapore for a different reason: to protect their wealth by putting it in a safe place. After all, there are several nearby countries where "private property" didn't really exists a few years ago.

This is sort of comparable to gold: it has no yield (in fact it cost money to hold) and is currently way overpriced but people are still buying it as a protection from inflation or currency collapse.

If you think of the taxes on cars, 10% on real estate is nothing ;)


Friday 9th of December 2011

hi AK, lets see if it happens but i honestly think u need much stronger holding power. the property market got off with lax foreign influx and no laws.

it took 6 years. would average singaporeans have that holding power?

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