စကာၤပူမွဆက္ အလုပ္လုပ္သင့္သလား? ျပန္သင့္ၿပီလား!

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စကာၤပူမွဆက္ အလုပ္လုပ္သင့္သလား? ျပည္ေတာ္ျပန္ၿပီး ကိုယ္ပိုင္လုပ္ငန္းျပန္လုပ္သင့္သလားဆိုတဲ့ ေမးခြန္းေလးေတြကို ဒီကစကာၤပူေတြေတာ္ေတာ္မ်ားမ်ားေမးတတ္က်ပါတယ္!

တခ်ိဳ႕ကေမးတယ္ ကိုယ္ပိုင္လုပ္ငန္းလုပ္ေနတာ ပိုမေကာင္းဘူးလားတဲ့! ေကာင္းပါတယ္လို႔! ဘယ္ေျပာေကာင္းမလဲ အေျခေနျခင္းမွမတူတာ သူေဌးႏွင့္ အလုပ္သမားကြာတာေပါ့၊  ဒါေပမဲ့ ေငြအရင္း အႏွီးေတြလိုပါတယ္လို႔ျပန္ေျပာရပါတယ္! အရင္းအႏွီးေတြထည့္သေလာက္မေလာက္ပါဘူး! အရင္းမ်ားၿပီး လုပ္ငန္းႀကီးေလပိုပင္ပန္းေလပါဘဲ!  အလုပ္ခ်ိန္သတ္မွတ္လို႔မရပါဘူး၊ ေနာက္ၿပီး အခုလက္ရွိရန္ကုန္မွာ ကလဲ  အိမ္ခန္းဌားခ၊အလုပ္ သမားေတြရဲ႕လစာ၊ ဓာတ္ဆီေစ်းေတြ အစစအရာရာအကုန္ေစ်းတက္ေတာ့ လုပ္ငန္းေရရွည္ရပ္တည္ဖို႔မလြယ္ပါဘူးေလ! ေပၚပင္လုပ္ငန္းေတြဆိုမေျပာတတ္ဘူးေလ! အရင္းႏွွီးေတြ လိုပါတယ္လို႔!
လက္ရွိျဖစ္ရပ္မွန္ေလးေတြပါ! ေနာက္တဦးအင္ဂ်င္နီယာက ဒီမွာကုိယ္ပိုင္ကုမၸဏီေထာင္ၿပီး ဆားဗစ္ လုပ္ငန္းေတြလုိက္လုပ္တယ္ ဒါလဲအဆင္မေျပပါဘူး! ေနာက္ေတာ့ အခုလစာေကာင္းေကာင္းေပးတဲ့ ဒီကကုမၸဏီတခုမွာ၀င္လုပ္ေနပါၿပီေလ! ဆိုလိုတာက လူရည္လည္တဲ့လူေတြေလာက္ဘဲ ျမန္မာျပည္မွာ အဆင္တာကိုေျပာခ်င္တာပါ၊ ၀န္ထမ္းႏွင့္ သူေဌးအျမင္ေတြမတူပါဘူး၊ သူေဌးေတြကအကြက္ျမင္တတ္ ရတယ္ ဂ်ပိုးကိုလိပ္ျဖစ္ေအာင္ေျပာဆိုႏိုင္ရတယ္ (ၾကြား၀ါၿပီးလူအထင္ႀကီးေအာင္ေျပာဆိုတာကိုေျပာ တာ ပါ) ေနာက္အေရးႀကီးဆံုးက အရင္းအႏွီးေငြရွိရပါမယ္။
ေနာက္တဦးက သူေဌးသားလင္မယားအင္ဂ်င္နီယာေတြပါ၊ ျပန္သြားၿပီးမိသားစုကိုယ္ပိိုင္လုပ္ငန္းမွာ ၀င္ လုပ္က်တယ္ ဒါေပမဲ့ အရင္ေနရာရေနတဲ့မိသားစုထဲက ညီ၊ညီမေတြကို မလြန္ဆန္ႏိုင္ေတာ့ ဒီကိုျပန္လာၿပီး အင္ဂ်င္နီယာအလုပ္ဘဲ ျပန္ဆက္လုပ္ရပါတယ္၊
ဒီမွာက ၀န္ထမ္းဘ၀က အလုပ္ခ်ိန္ဘဲပင္ပန္းတာပါ၊ အိမ္ျပန္ရင္ ဘာအလုပ္မွမရွိေတာ့ဘူးေလ! ပိုၿပီး လြတ္လပ္ပါတယ္! ကိုယ္လုပ္အားႏွင့္ပညာေတြႏွင့္လုပ္စားလို႔ရတယ္၊ ဘာအရင္းႏွီးမွမလိုဘူးေလ!

အဲ! သတိထားမိတဲ့ျဖစ္ရပ္ေလးပါ...နဲနဲလည္တဲ့ စကာၤပူ PR သူငယ္ခ်င္းလက္မယားေတြ ဒီက HDB တိုက္ခန္းကို အျပတ္၀ယ္လိုက္တယ္(ေၾကြးမရွိ)၊ ၿပီးေတာ့၅ႏွစ္ေက်ာ္မွာ တိုက္ခန္းကိုႏွစ္ခ်ဳပ္ႏွင့္ အျပတ္ဌားစားၿပီး ျမန္မာျပည္ကိုျပန္ေနၿပီး ရတဲ့ေငြေတြႏွင့္ေပၚပင္အလုပ္ေတြဘဲ ျပန္လိုက္လုပ္ေနတာ ၅ႏွစ္ ထဲအရင္းေက်ၿပီေလ! ဒီမွာကဘာလုပ္ငန္းဘဲလုပ္လုပ္ ၅ႏွစ္ႏွင့္တြက္ခ်က္ရတယ္ေလ! ၅ႏွစ္ႏွင့္ အရင္းေၾကရင္ကိုက္ၿပီေလ၊ က်န္တဲ့ႏွစ္ေတြအျမတ္ဘဲေပါ့၊ အဲ! ခေလးေတြရဲ႕ပညာေရးအတြက္ ကေတာ့ မေကာင္းဘူးေပါ့ေနာ္! ျမန္မာျပည္ကဘြဲ႔ရဖို႔လြယ္လို႔ ျပန္ထားတာလားေတာ့မသိ!

ဒါေပမဲ့စကာၤပူမွာႏွစ္အေတာ္ၾကာလို႔ တေယာက္ထဲအိမ္ခန္းဌားေနတာအဆင္မေျပဘူးေလ! အခန္းဌားခ ေတြေတာက္ေလွ်ာက္တက္ေနလို႔ဗ်ိဳ႕! အိမ္ပိုင္မဟုတ္တဲ့အိမ္ရွင္အိမ္ႀကီးရွင္ေရႊမမေတြရဲ႕ေလႀကီးေလက်ယ္ ေျပာဆိုဒဏ္ကိုလဲေရရွည္မခံႏိုင္လို႔ဗ်ိဳ႕! ဟီးဟီး.....
(ေနာက္ၿပီး ဒီမွာကသက္ႀကီးနာတာရွည္ အလုပ္မလုပ္ႏိုင္ေတာ့ရင္ အိမ္စရိတ္ေတြ၊ေဆးဖိုး၀ါးခေတြ လိုအပ္ တယ္ေလ! တိုက္ခန္းတလံုးေနတလံုးဌားေပါ့ေနာ္! ဟဲဟဲ...စဥ္းစားထားတာကိုေျပာတာ...)

စကာၤပူမွာ ဒုတိယေျမွာက္တိုက္ခန္း၀ယ္ခ်င္ရင္ ဘာေတြလိုအပ္လဲ? ၀ယ္လို႔ေကာရရလား? သိတဲ့သူေတြ အႀကံေပးက်ပါအံုး? ကူညီက်ပါအံုးလို႔!
 

စံုစမ္းေမးျမန္းၾကည့္လို႔ ၾကားသိရသေလာက္ ဒီက စကာၤပူေတြႏွင့္ အသိေတြေျပာက်တယ္ မရဘူးလို႔ဘဲ ေျပာေနက်တယ္! မေသခ်ာတာႏွင့္ အခု Singapore HDB website မွာေရးထားတာက ဒုတိယေျမွာက္HDB တန္ဖိုးနည္းတုိက္ခန္းေတြ သိန္းဂဏာန္းတန္ေတြ၀ယ္လို႔မရပါဘူးတဲ့... ၀ယ္ခ်င္ရင္ သန္းဂဏာန္း တန္ ေစ်း၂-၃ဆပိုေစ်းႀကီးတဲ့အျပင္ ပုဂၢိဳလိကေရာင္းတဲ့ Condo ကြန္ဒိုေတြေလာက္ဘဲ ၀ယ္လို႔ရတယ္လို႔သိရပါတယ္...-:(
အဲ! ၀ယ္ခ်င္ရင္ေတာ့ ပထမတိုက္ခန္းကို HDB loan or Grant ယူထားရင္ေတာ့ ၅ႏွစ္ေက်ာ္မွ ၀ယ္ေရာင္း လို႔ရပါတယ္တဲ့၊
ေနာက္ၿပီး Additional Buyer's Stamp Duty (ABSD) အျမတ္ခြန္၁၀%ေတြေပးရပါလိမ့္မယ္၊ အျပင္ ၆၀% ဘဲဘဏ္ေခ်းေငြယူလို႔ရပါေတာ့မယ္ႏွင့္ ၄၀% လက္ငင္းေပးေခ်ရပါလိမ့္မယ္တဲ့၊
 

စကာၤပူအိမ္ၿခံေျမေတြကို အစိုးရကထိန္းခ်ဳပ္ထားေတာ့ ေစ်းကြက္အရအရမ္းႀကီးကိုေစ်းတက္က်တာကစား တာမရွိေတာ့ဘူးေပါ့၊ ၁၉၉၇ခုႏွစ္က ကမာၻစီးပြားပ်က္တုန္းကတၾကိမ္အိမ္ျခံေျမေတြ ေစ်းက်ဖူးတယ္ေလ၊ အဲဒီကေနတေျဖးေျဖးတက္ေနရာက၂၀၀၉ခုႏွစ္ စီးပြားေရးကပ္ဆိုဒ္ခ်ိန္မွာလဲ ေစ်းအနည္းငယ္ျငိမ္ေနၿပီး၊ ဒါေပမဲ့ ေစ်းကေတာ့တက္ေနတာ ပါဘဲေလ....အိမ္ပိုင္ဆိုင္သူေတြနည္းတာကိုး! လစာ အလည္အလတ္ ရွိတဲ့ သူေတြေလာက္ဘဲ ၀ယ္ယူႏိုင္တာကိုေတြ႕ရပါတယ္၊ ဘာလို႔ေျပာႏိုင္လဲဆိုေတာ့ ဘဏ္ေခ်းေငြက လစာ ၂၅၀၀ ေလာက္မွေငြေခ်းေပးက်တာကိုး! ဒီက စကာၤပူမေလးေတြဆို အိမ္ပိုင္ဆိုင္တာ ပိုနည္းတာ ကိုေတြ႔ရတယ္ေလ...ဒါေၾကာင့္ လစာေကာင္းတဲ့ PR ရတ့ဲသူေတြ တိုက္ခန္းေတြပိုင္ဆိုင္တာေတြ တေျဖးေျဖးမ်ားလာလို႔ ဒီကစကာၤပူေတြ ျပႆနာရွာေနက်တာေလ! ဒါေၾကာင့္ ေက်ာင္းသားမိခင္ေတြဆို longstay ေတြမရက်ေတာ့သလိုႏွင့္ SP/EP ရဲ႕မွီခိုသူေတြကို လစာမ်ားတဲ့သူေတြေလာက္ဘဲေခၚယူခြင့္ျပဳ ေတာ့တာဘဲ!

အမိျမန္မာၿပည္မွာေတာ့ တက္လိုက္တဲ့ အိမ္ၿခံေျမေစ်းေတြ ဘယ္လိုမွမထင္ထားတဲ့ေစ်းႏႈန္းေတြျဖစ္ေနၿပီ၊ တခိ်ုဳ႕ေနရာေတြဆို စကာၤပူထက္ေတာင္ေစ်းႀကီးေနၿပီေလ၊ လြန္ခဲ့တဲ့ ၅ ႏွစ္ကေရႊေစ်းေတြႏွင့္ တြက္ၾကည့္ ရင္ေတာင္ပိုကိုက္ခ်င္ေနပါတယ္၊ အမိျမန္မာျပည္မွာက အိမ္တိုက္ခန္းဌားစားရင္ ဘဏ္အတိုးႏႈန္းေလာက္ ေတာင္မရခ်င္ဘူးေလ!  ရန္ကုန္မွာလြန္ခဲ့တဲ့ ၁၅ႏွစ္က ၅သိန္းႏွင့္၀ယ္ထားတဲ့ တိုက္ခန္းေလးအခုဆို သိန္း၂၀၀-၃၀၀ေက်ာ္ေလာက္ရွိမယ္ထင္တယ္၊ အခုေနျပန္ၿပီး၀ယ္ရင္လဲ သိန္း၂၀၀ေလာက္ဆိုရင္ ၿမိဳ႕ျပင္ေလာက္မွာဘဲရေတာ့မယ္ေလ! ေငြသားဘဲ လက္ငင္းေပးရတာကိုး!

အခုလဲ  ဒီကစကာၤပူေတြတခ်ိဳ႕ ျမန္မာအိမ္ျခံေျမေစ်းကြက္ထဲ ၀င္ၿပီး၀ယ္ေရာင္းလုပ္ေနက်တယ္လို႔ ျမန္မာအသိေတြဆီက ၾကားသိရပါတယ္၊ ေတာ္ေတာ္ကို အဆင္ေျပေနက်တယ္လို႔လဲသိရတယ္ေလ၊ ကၽႊန္ေတာ္သိတာ အမိျမန္မာမွာႏိုင္ငံျခားသားေတြ အိမ္ျခံေျမေတြ၀ယ္ေရာင္းခြင့္မွမရွိတာ? တခ်ိဳ႕ႏိုင္ငံျခားသားေတြဆို  ကုမၸဏီလုပ္ငန္းေတြေတာင္မရွိဘူး ဘယ္လိုၿပီး၀ယ္ေနက်သလဲ မသိဘူးေလ ! ဘယ္လိုကေနဘယ္လို နာမည္ခံၿပီးလုပ္ေပးေနက်တဲ့ ေရႊမမေလးေတြရွိလို႔ဘဲျဖစ္မယ္ထင္ပါတယ္၊ ဘုရားလဲဖူးလိပ္ဥလဲတူးသလိုေပါ့! ဟိုတေလာက  ဂ်ပန္ႏွင့္ယူထားတဲ့ ျမန္မာမေလးရဲ႕ စစစမႈခင္းျဖစ္သြားတာကိုၾကည့္! တခ်ိဳ႕ Property Website ေတြမွာ ဂ်ပန္လိုေတာင္ ေရးထားတာကိုေတြ႕ေနရတယ္ေလ!  ျပည္ႀကီးေပါက္ေဖာ္ေတြလဲဘဲ မႏၱေလးဆိုအရင္က ျမန္မာစစ္စစ္ေတြ ဘယ္ေပ်ာက္ ကုန္ၿပီလဲမသိ ေပါက္ေဖာ္ၿမိဳ႕ျဖစ္လို႔ႏွင့္ ေက်ာ္ျငာဆိုင္းဘုတ္ေတြေတာင္ တရုတ္စာေတြျဖစ္လ႔ို႕မန္းစည္ပင္ ကေတာင္ တားျမစ္ပိတ္ပင္ရတဲ့အထိျဖစ္ေနရၿပီေလ! အရင္ကသိရတာက ေတာထဲကေတာင္ေပၚတိုင္းရင္း သားေလးေတြေငြျဖဴေဖာ္တယ္ထင္တာ အခုေတာ့မဟုတ္ဘူးေလ!

• Q: How to buy 2nd flat?

• Q1:I own an HDB flat. Can I still buy a resale flat?
• A:Yes. However, you have to sell your flat or relinquish your share (if you are a joint-owner) within 6 months from the date you take possession of the resale flat,

• Q2:What is the amount of resale levy payable?
• A:You may refer to the HDB InfoWEB for more details on the resale levy.
HDB InfoWEB - Resale Levy  
• Q3:I have not fulfilled the minimum occupation period. What are the types of private properties I can invest in?
• A:If you have not fulfilled the minimum occupation period, you can only invest in:
• pure commercial properties
• pure industry properties 
• vacant land not zoned for residential development
  You cannot invest in any type of property that is classified as residential or has residential accommodation.
  Example:
  Mr Tan has not fulfilled the minimum occupation period for his HDB flat. He wants to invest in a two-storey shop house. The first story is a retail shop. The second story is an apartment. He cannot invest because the property offers residential accommodation.
 

• Q4:Who is eligible to buy an HDB resale flat?
• A:Those who qualify under one of the eligibility schemes to buy a resale flat and satisfy the Ethnic Integration Policy and SPR Quota can buy a resale flat.
• You can Enquire on Buyers' eligibility under the Ethnic Integration Policy and SPR Quota on the HDB InfoWEB.

 

• Q5:How do I check to see if I have fulfilled the minimum occupation period of my flat?
• A:Please visit the HDB InfoWEB to check the Minimum Occupation Period (MOP) of your flat.

 

• Q6:I understand that there is a recent revised policy on right-sizing the second HDB Concessionary Loan from HDB. What is this policy?
• A:To ensure that flat owners who sell their flat are able to buy another home that they can afford, we will reduce the amount of the second HDB Concessionary Loan to be granted to these owners. Flat buyers and their spouses (include fiance / fiancee) applying for a second HDB Concessionary Loan must commit to use their full CPF refunds and up to 50% cash proceeds (include the cash deposit received) from the sale of their current or immediate past flat to reduce the second loan required. They may keep the greater of $25,000 or half of the cash proceeds. This is to ensure that they do not overstretch their finances in buying a flat.

To further encourage financial prudence, HDB will reduce the quantum of the second concessionary loan by the full CPF proceeds and part of the cash proceeds from the sale of the existing or immediate past HDB flats. Flat buyers can keep the greater of $25,000 or half of the cash proceeds (including the cash deposit received). HDB will take into account the remaining part of the cash proceeds when determining the quantum of the second loan to be granted.

Buying a flat after selling current flat

You will have to use up to 50% cash proceeds from the sale of the immediate past HDB flat and all of the CPF balance to finance the purchase of the next flat. This will apply regardless of when you sold the previous HDB flat.

Buying a flat before selling current flat

As the proceeds from the sale of your existing flat would not have been realised when you first apply for an HDB loan,we will first grant you a bigger loan at commercial interest rates. After the sale of your current flat, you will have to redeem this loan with the full CPF refund from sale of the existing flat and part of the cash proceeds. Upon redemption, the loan will be converted to a concessionary rate loan.

What is commercial interest rates?

The commercial interest rates are pegged to the 3-month average non-promotional interest rate for HDB flats offered by the 3 local banks. Currently, the rate is 3.82%.

More information on HDB loans

Applying for Second HDB Loan......................................................................................................................................

Are You Ready to Buy Your Second Property?

By Ryan Ong – Tue, Feb 21, 2012 12:00 PM SGT

• View Photo
• Are You Ready to Buy Your Second Property?

After slaving to pay a home loan for 15 years, what better way to celebrate than by doing it all over again? That’s Singapore’s property market for you: As habit forming as crack, and twice as profitable! So okay moneybags, it’s obvious you might something out of this. But don’t go off half-cocked; houses aren’t poker chips at the Saturday night game in mum’s kitchen, and another property is a gamble that can cost you. Read this article, and be sure you’re ready for that second property:



The major considerations for getting a second property are:

• Housing rules
• Property taxes
• Rental rates
• Debt to Net Worth ratio
• Check the new home loan rates

I’m not going to tell you to check the valuation, find a decent agent, etc. If the experience of your current property hasn’t scarred the lessons onto your soul by now, then I doubt a blog post will do it.

1. Housing Rules

Before you buy another property, are you currently living in a HDB flat? Because if you are, you should realize that buying private property obliges you to sell your flat within 6 months. This has been true since 2010, so if you were planning to rent your flat while you live it up in a condo, you better think again.
Likewise, things like payment schemes and stamp duties are all subject to change. Remember the additional buyer’s stamp duty that happened almost overnight? The alert buyers scrambled to back out fast, and managed to avoid the brunt of it. But despite the news plastered across every state newspaper and more websites than Hawking could count, some buyers still ignorantly blundered into it. Mainly, because they assumed the rules were the same as before.
So before getting your second property, always re-check the housing rules. They aren’t as static as Singaporeans like to assume; you don’t want to put down 1% (option to purchase), then suddenly realize you need to back out.

2. Property Taxes

I assume you know how to calculate your property tax by now.
But you need to know that having multiple properties can affect your tax rates. Likewise, if you intend to rent your new property, there is a tax on rental income to consider. Because of the complexity of tax law, you should contact IRAS or seek basic legal counsel.
It’s not just about following the law, though I expect not being in jail with the winner of the last weeks’ gang fight is appealing enough. You need to determine the profitability of your second property. Is the new house going to pad your bank account, or is it the equivalent of dollar diarrhoea? A tax miscalculation can have you seeing cash cows where none exist.

3. Rental Rates

Ideally, rental rates should cover or even exceed the loan repayments. Otherwise, the property’s just a liability.
Before buying a second house, calculate the minimum that you need to make in rent; this is usually based on the loan repayment. Next, get quotes from at least three different property agents. The average of those quotes should exceed the minimum requirement by 20%.
This is to compensate for the inevitable haggling and bargaining that will occur. Remember, agents are prone to inflating such figures. You should also determine if your savings are sufficient to cover two months of vacancy. Because if a house does remain vacant for more than two months, your eyeballs should be bulging out of their sockets as you race to sell it.

4. Debt to Net Worth Ratio

Your Debt to Net Worth ratio is your total liabilities (which may be more than the new loan) divided by your net worth. This ratio needs to be around 50%, and if your new property will take you under it, then go find a safer hobby. Like juggling flaming chainsaws.
Alternatively, a simpler (and less accurate) gauge is to determine the percentage of your monthly income that goes into the home loan. This amount should be less than 35%. Don’t factor rental income into this, as there is a always a chance of vacancy. Also, rental income may be hindered by collection issues, such as with a tenant who pays late (or eventually takes the fast bus to Johor).
Remember that if you can’t pay a home loan, and you run into arrears, it’s possible to lose both houses. Buying property isn’t like trading stocks and shares; you can’t sell a condo by next Tuesday just because its become a liability. Once you buy that property, you’d best make sure you can pay it through.

5. Check the New Home Loan Rates

As with point 1, don’t assume the property market is static. Maybe a fixed SIBOR rate was the greatest when you bought your first home. And maybe right now, it’s the punchline to a mortgage banker’s bad joke.
You need to review the home loan packages all over again, and keep an open mind. Go to SmartLoans.sg to compare the cheapest current bank rates. Enter the type of property and the expected loan amount, and the site will filter the most appropriate packages. You’ll even be contacted by a mortgage broker, who can advise you on your purchase.
Image Credits:
trioptikmal, umjanedoan, Mike Love, lululemon athletica, Phillippe Put, rentvine
Are you considering buying a second property? Comment and let us know!

 

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Buying a Second Property with CPF Funds

Investing in a second home? There is a very little known CPF rule which applies when you are buying a second property. Compiled here is a list of answers to common questions.

This article is intended as a guide and is correct as of May 2010. You should always refer to the CPF Board for most up-to-date answers.

Can I use funds in my CPF account to buy a second HDB or private property?

Yes, so long as you meet the conditions with regard to minimum sum in your CPF account. The total funds in your Ordinary Account (OA) and Special Account (SA) must exceed S$58,500 (or half of the prevailing minimum sum) before the excess can be used to pay for a second property.

Any funds in the SA used under the CPF Investment Scheme (CPFIS) will be counted towards meeting the Minimum Sum. The principle value (and not market value) of CPFIS-SA funds is used in the calculation.

For example, if you have $10,000 in your OA, $30,000 in your SA and $20,000 invested in CPFIS-SA, making a total of $60,000, you can only use $1,500 ($60,000 minus $58.500) towards paying for your second property.

The amount withdrawn cannot be greater than the amount in the OA.

Is there any particular reason why only funds in excess of 50% of Minimum Sum can be used?

Up to 50% of the CPF Minimum Sum can be in the form of a property pledge, provided the pledge is not your only property. The corollary is therefore that you must meet at least 50% of the minimum sum before the rest can be used to pay for a second property.

What fees can be paid using the available CPF OA funds?

Besides part of the purchase price, the excess OA funds can used to cover purchase installments, stamp fees and legal fees.

Is the Minimum Sum fixed?

No. The current Minimum Sum of $117,000 will be revised from 1 July 2010 (and every July), but this new Minimum Sum is yet to be announced.

Can OA funds withdrawn for investments under CPFIS count towards the Minimum Sum?

No.

Do Medisave Account funds count towards the Minimum Sum?

No.

What if I intend to sell my first property soon after buying my second property?

If you plan to sell the first property, you are allowed to withdraw all in OA to buy the second property and you will be given a grace period of 6 months to sell the first property.

What if I am buying a third property?

The above rules still apply.

What if my first property is a private property and the second property is a HDB resale flat?

As long as you meet to criteria to purchase the HDB resale flat, the above rules on using CPF funds still apply.

 

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Q:Buying second property - How much cash is needed? Hi, I'm planning to purchase 2nd property (apartment/condo). I'm currently owning an HDB. With the current property rule, how much (in term of percentage of valuation) is required for down payment? Aside from that, can I use CPF to finance the down payment and the bank loan?

 

A1:It will depend on whether if you still have any outstanding loan for your HDB flat

If you still have outstanding loan, you can only borrow up to 60% bank loan, and under MAS ruling, 10% must be in Cash, the remaining 30% can be in Cash and/or CPF

If you do not have any outstanding loan, you will be able to loan up to 80% bank loan and thus, you will only need to pay 5% Cash and the remaining 15% in Cash and/or CPF

You can definitely use CPF to finance a portion of the initial 20% or 40% downpayment, depending on which scenario are you in but you will not be able to use bank loan to pay for the downpayment.
 

Rgds,
ZhiWei-Huttons Asia Pte Ltd
 

A2:In private apartments transaction, there is a 20% downpayment. You will need to pay a 5% cash booking fee and the remaining 15% can be paid by cash and CPF if you have enough in your CPF. And then there is the 3% stamp duty fee but this can be reimburse by CPF subsequently. If you take a bank loan, the bank might absorb the lawyer fees if not then a rough estimate for lawyer fee is about $2700.

Hopes this helps you a little. However this is only a very rough assessment of a general situation.

Regards,
Shi Hui
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Stamp duty > Buyer Stamp Duty >

Mean:Additional Buyer's Stamp Duty (ABSD)

        :Buyer's Stamp Duty (BSD)

        :Seller's Stamp Duty (SSD-Residential)

Purchase by Singapore Citizens (SC)

1. I am a SC currently owning only one private apartment. I am considering to sell it and to buy a terrace house. Do I have to pay ABSD when I buy the terrace house?
If you have contracted to sell your only apartment before you exercise the Option to purchase the terrace house, you do not need to pay ABSD.
But if you have not contracted to sell your apartment, your purchase of the terrace house will be your second property on which you need to pay ABSD at 7%.

2. I am a SC currently owning a private flat. If I were to downgrade to a HDB resale flat, do I have to pay ABSD on the HDB resale flat?
As HDB’s rules require buyers to dispose of their private properties within 6 months from the completion date of HDB resale flats, ABSD remission will be given upfront to purchasers of HDB flats. You do not need to pay ABSD when you buy the flat.
For more information on the conditions, please refer to remission/ refund.

3. My wife and I are SC and we jointly own an apartment. We intend to jointly purchase a terrace house that is under construction. Do we need to pay ABSD?
The ABSD of 7% is payable as the terrace house will be your second property. However if you dispose of your apartment within 6 months from the date of TOP/CSC (whichever is earlier) of the terrace house, you may be eligible for the refund of the ABSD.
For more information on the conditions, please refer to remission/ refund.

4. My wife and I are SC and we jointly own one semi-detached house. I also inherited a 10% share of another flat from a deceased relative. If I now buy a condominium unit together with my son who does not own any property, do we have to pay ABSD on the purchase of the condominium unit?
Ownership of a partial interest in a property will add to the count of property owned by you. Thus you would have owned two residential properties before you purchase the condominium unit. The purchase of the condominium unit with your son will be your third residential property. Hence you and your son would have to pay ABSD at 10% on the purchase price/value of the condominium unit even though this will be your son’s first residential property.

5. I am a SC currently owning only a 20% share in a house co-owned with my mother. Should my mother transfer her 80% share of the house to me, do I need to pay ABSD? If I were to buy another private flat after that, what would be the ABSD rate?
You would have owned one residential property before your mother transfers her share to you. However the transfer of the 80% share of the same property to you would not add to the count of properties owned by you and hence would not be subject to ABSD. However, BSD is still payable on the acquisition of 80% interest in the property. Your subsequent purchase of the private flat would be your second property which would attract the ABSD rate of 7%.

6. I am a SC and I do not own any residential property. If I were to buy two units of flats together in one single deal from the developer, can both units be treated as my first property purchase so that I do not have to pay ABSD? If not, how would ABSD be levied and on which unit?
It does not matter that the properties are bought in one contract. You are buying two residential properties. You may select any one of the two units to be charged at the ABSD rate at 7% while the other would not be subject to ABSD.

7. I am a SC and I co-own a house with my mother. My husband who is also a SC does not own any residential property. If we buy our first matrimonial home jointly, do we need to pay ABSD?
The matrimonial home will be your second property and therefore both of you would have to pay ABSD at 7% even though it will be your spouse’s first property. However you may be eligible for the ABSD refund if you dispose of your interest in the house that is co-owned with your mother within 6 months from the date of purchase/TOP/CSC (whichever is applicable) of your matrimonial home.
For more information on the conditions, please refer to remission/ refund.

8. I am a widow and I jointly own a terrace house with my son. We are both SC. We intend to downgrade to a private flat. Can we apply for ABSD refund if we dispose of the house within 6 months from the purchase of the flat?

You will not qualify for ABSD refund as the refund is only for purchase of second residential property by Singaporean married couples. You will need to dispose of your terrace house if you wish to avoid paying ABSD on your next purchase.

Purchase by SC and others (Singapore Permanent Residents and Foreigners)

9. I am a SC married to a SPR. We jointly own a private flat. If we buy another house jointly, what is the ABSD payable by us?
The purchase of the house will be your second property for both yourself and your spouse. As your spouse is a SPR, both of you would have to pay ABSD at 10% of the purchase price/value of the house. However you may be eligible for the ABSD refund if you dispose of your first property within 6 months from the date of purchase/TOP/CSC (whichever is applicable) of your second property.

10. I am a SC married to a SPR. We jointly own a 3-room HDB flat. If we upgrade to a 5-room flat, do we need to pay ABSD?
As HDB’s rules require buyers to dispose of their existing flats within 6 months from the possession of new HDB flats, ABSD remission will be given upfront. You do not need to pay ABSD when you buy the 5-room HDB flat.
 
11. I am a SC married to a SPR. We jointly own a 5-room HDB flat. If we upgrade to a private flat, do we need to pay ABSD?

The purchase of the house will be your second property for both yourself and your spouse. As your spouse is a SPR, both of you would have to pay ABSD at 10% of the purchase price/value of the house. However, you may be eligible for the ABSD refund for second residential property if you and your spouse dispose of the HDB flat within 6 months of the date of purchase/TOP/CSC (whichever is applicable) of your private flat.
For more information on the conditions, please refer to remission/ refund.

12. I am a SC married to a SPR. Both of us do not own any property in Singapore. If we jointly purchase our first matrimonial home, do we need to pay ABSD?
SPRs are required to pay ABSD at 5% if they buy their first residential property on their own or jointly with SC. However if both you and your SPR spouse do not own any property and the matrimonial home is the only residential property owned by you and your spouse, you are eligible for the ABSD remission for spouses.
For more information on the conditions, please refer to remission/ refund.

13. I am a SC and my wife is a FR. We jointly own one apartment which is our first matrimonial home and no other property. Would we be eligible for the ABSD remission if we upgrade to a terrace house and sell the apartment within 6 months of our purchase of the terrace house?
If you are able to fulfill all the conditions for ABSD refund for purchase of second property, the ABSD of 15% paid will be refunded to you.
For more information on the conditions, please refer to remission/ refund.

Purchase by non-SC (ie SPR and Foreigners)

14. I am a SPR buying my first HDB resale flat. Do I need to pay ABSD?
From 12 Jan 2013, SPR buying the first residential property including HDB flat would have to pay ABSD at 5%.

15. I am a SPR owning one private apartment. If I downgrade to a HDB resale flat, do I need to pay ABSD on the HDB flat?
As HDB’s rules require buyers to dispose of all their private properties within 6 months from the completion date of the HDB resale flats, the ABSD remission will be given upfront. You only need to pay ABSD at 5% instead of 10% when you buy the HDB flat.

16. I am a SPR owning a HDB flat. If I upgrade to a private condominium unit, do I need to pay ABSD on the condominium unit?
Yes, you need to pay ABSD of 10% as it is your second property.

17. I am a SPR. I am also a citizen of United States of America. There is a Free Trade Agreement signed between USA and Singapore. Which ABSD rate will apply to me when I buy my first residential property in Singapore?

You will be accorded the same treatment as a SC. You do not need to pay ABSD on your first property purchase. The ABSD rates of 7% and 10% will apply when you buy the second and additional residential properties respectively.

18. I am buying an apartment to be held in trust for my friend who is a Hong Kong citizen and who does not own any property in Singapore. Does ABSD apply as I am a SC?
When you buy the apartment as a trustee, you are required to declare the identity of the beneficiary, who is the intended owner. Since the beneficiary in this case is a foreigner, the ABSD rate of 15% applies.

Property Type

19. I am buying a HDB shophouse with living quarters. Is ABSD payable?
ABSD is payable only on the apportioned value of the living quarters. You may get a professional valuer to value the living quarters or you may request IRAS to adjudicate the value by paying an adjudication fee and valuation fee.

20. I am buying a strata shop unit in a condominium development. Is ABSD payable?
If the strata unit is permitted to be used as a shop, ABSD is not payable.

21. I am buying a mixed-use development on land zoned ‘Residential’. Is ABSD payable?
As the land is zoned ‘Residential’ and hence the development is capable of being developed or used for fully residential purposes, ABSD is payable.

22. I am buying a semi-detached house which has been approved as a child care centre for three years. Is ABSD payable?
ABSD is payable as this is a residential property and the use as a child care centre is only a temporary permitted use.

Property Count

23. I am a SC owning one house in Malaysia but none in Singapore. Is ABSD payable when I buy my first residential property in Singapore?
Only residential properties in Singapore are included in the property count which is used to determine ABSD liability. As this is your first residential property in Singapore, ABSD is not payable.

24. I only own a three-storey shophouse which comprises a ground floor shop and two separate residential units on the second and third storeys. They are held under one title. What is the count of residential properties owned by me?
As the two residential units are physically separate units they are counted as two units owned by you even though they do not comprise separate titles.

25. I am a SC. My only house has been gazetted to be compulsorily acquired by the Government. If I buy another residential property now, do I need to pay ABSD?
Properties gazetted for compulsory acquisition will be excluded from the count of properties. As such, your count of properties owned is zero and hence ABSD will not be payable on your purchase of the next residential property.

Purchase of Residential Sites by Developers

26. If our company buys a plot of residential land to build 6 units of terrace houses, do we need to pay ABSD on the land purchase?
Since your company is building more than 4 residential units, ABSD remission may be granted upfront if your company gives the necessary undertaking to fulfill the qualifying conditions.
For more information on the conditions, please refer to remission/ refund.

27. After we have been granted the ABSD remission upfront, is there any penalty if we are unable to fulfill any of the qualifying conditions, eg delay in building completion beyond the 5-year period?
If any of the conditions is not fulfilled, ABSD will be clawed back with interest and will become payable immediately eg upon the expiry of the 5-year period. Any delay in the payment will be subject to the usual late payment penalty.

28. If after we have been granted the ABSD remission upfront we decide to sell the development site, would ABSD be clawed back?
If the land is resold, ABSD will be clawed back with interest and become payable immediately since your company has failed to fulfill the condition to develop and sell all the units in the development.
29. Are residential units in the project sold to staff, directors, subsidiaries and related companies considered as due disposal?
Yes, they are considered as due disposal. The stamp duty payable should be based on the price or market value of the property, whichever is higher.

30. For a residential site that is developed in phases, do the conditions for remission apply to each phase at a time or to the entire site?
The conditions for remission apply to the entire site that was bought for any development. Hence if only part of the entire site is to be developed within the 5-year timeframe, the entire site would not qualify for the ABSD remission.

31. For claw back of ABSD with interest, how is interest calculated?
Interest is calculated at a rate of 5%* per annum commencing from 14 days after the date of acquisition of the site.
* Subject to review.

32. Is ABSD payable on the lease extension premium that we paid to the State? If yes, can the ABSD be remitted?
ABSD is payable on documents executed on payment of lease extension premium.
Any request for remission will be considered subject to the developer giving similar undertaking pertaining to the development and disposal of the units within the stipulated timeframe as in the case of land purchase. If the land was purchased before the implementation of ABSD, the timeframe commences from the date of Letter of Acceptance of the lease extension.
Where the ABSD remission has already been granted on the purchase of the land prior to the payment of lease extension premium on the same land, the ABSD remission will similarly be extended to the lease extension premium paid without the need to provide another set of undertaking.
33. We have been granted ABSD remission upfront on the purchase of our first plot of residential land. If we now purchase an adjoining plot of residential land and combine it with our first plot so as to build a large single housing development on the two combined plots, do we need to pay ABSD on the purchase of the second plot? If yes, can the ABSD be remitted also?
ABSD is payable on the purchase of the second land plot if it is zoned ‘residential’. ABSD remission will be considered on a case by case basis and may be allowed subject to the condition that the whole development on the combined plots must meet the qualifying conditions for the ABSD remission of the first plot from the date of purchase of the first plot.

34. If my company intends to buy an old bungalow plot to build 4 units of terrace houses for sale. Are we eligible for the ABSD remission?
Remission for the smaller sites (4 units or less) is allowed on a case-by-case basis, based on the merits of the case, and subject to the conditions. For more information on the conditions, please refer to remission/ refund.
 
35. Our company owns an existing plot of residential land. If we now buy an adjoining State Land for amalgamation with our existing plot for so as to develop a housing development, can ABSD remission be granted for the purchase of the adjoining State Land?
ABSD is payable on the purchase of the adjoining State Land if it is residential land. You may apply for the ABSD remission upfront by providing the necessary undertaking to fulfill the qualifying conditions as in the case of any land purchase.
For more information on the conditions, please refer to remission/ refund.

Payment

36. When must BSD and ABSD be paid?
BSD and ABSD must be paid within 14 days from the date of the signed Contract or Agreement. Where the Contract or Agreement is executed (signed) overseas, BSD and ABSD must be paid within 30 days of the receipt of the Contract or Agreement in Singapore. A document is considered to be duly stamped only when stamp duty is fully paid. Audit checks will be conducted by IRAS to ensure that BSD and ABSD are duly paid. Under the Stamp Duties Act, a penalty of 4 times the amount of unpaid duty can be imposed.

37. I am eligible for the remission of ABSD for my purchase of residential property. Can I defer payment of both BSD and ABSD pending Commissioner’s approval of the remission?
You need to pay BSD within 14 days even if you are applying for remission of ABSD. If Commissioner’s approval is granted, a remission certificate for ABSD will be issued to you. You will be informed to pay the ABSD by a specified date if the Commissioner’s approval is not granted.

38. What if I do not have enough funds to pay ABSD? Can ABSD be deferred or paid by installments?
Stamp duty is an upfront cost that a buyer has to consciously set aside when he decides to purchase a property. It must be paid in full and cannot be deferred. Inadequate payment or late payment of stamp duty is tantamount to non-stamping.

39. How do I pay ABSD?
Where BSD and ABSD are payable on the same document, you should pay both BSD and ABSD using the same form named Sale and Purchase of Immovable Property (With Additional Buyer’s Stamp Duty) available at our e-Stamping website. The form is located under the header of ‘Sale & Purchase of Immovable Properties’. Please do not use separate forms for BSD and ABSD on the same document because only one stamp certificate should be issued for the document.

Others

40. If a seller were to backdate the date of offer of his Option upon the request of the buyer to avoid paying ABSD, is this an offence?
Yes, it is an offence under Section 62 of Stamp Duties Act to evade stamp duty by executing a document where facts and circumstances are not fully and truly set forth. Any person guilty of such an offence shall be liable on conviction to a fine not exceeding $10,000 or to imprisonment for a term not exceeding 3 years or to both.

41. I am a foreigner and the developer has offered me a 15% discount of the purchase price (by way of direct cash rebate or gift vouchers or other freebies) to help me offset the ABSD payable. I understand that this discount is only offered to foreigners. Is stamp duty payable based on the price before discount or after discount?
If the discount is not given to all buyers and the price paid by you is below the market value that the majority of the buyers pay, you are to declare the market value (which is the price before discount) and pay stamp duty based on the market value of the property.

42. I did not have to pay ABSD on the purchase of my new flat because I managed to sell my previous property just before the purchase of my new flat. However my buyer has now aborted the purchase of my previous property. Do I need to pay ABSD on my new flat now?
You are to disclose to IRAS the failed sale of your previous property and the circumstances of the aborted sale. Whether ABSD would be clawed back from you and what further action would be taken by IRAS would depend on the circumstances of the case. For information, the Commissioner of Stamp Duties may invoke the anti-avoidance provision under Section 33A of the Stamp Duties Act if there is reason to suspect that the sale of your previous property was fictitious and was schemed to avoid or reduce payment of ABSD.

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Summary of changes to Singapore Property Rules

A whole bunch of changes in rules were made during the National Day Rally 2010. It affects both HDB and private property owners.
Here is a summary of the changes:
1. If you buy a HDB resale flat now with no HDB loan or grant, you now have to occupy it for 5 years before you can sell your flat.
(Previously, you need only occupy the unit for 3 years.)
2. Households earning $8k-$10k now eligible for DBSS, and $30k CPF housing grant. Must take private bank loan.
3. 16,000 more new flats will be offered this year, and up to 22,000 next year, pending demand.
4. BTO flat owners can now collect their keys 6 months earlier. This means they need only wait 2.5 years for their new flat, versus the current 3 years.
5. Private property owners who buy resale HDB flats must now dispose of their private property within six months of purchase. This is to prevent private property owners from buying HDB resale flats for investment purposes.
(Previously, private property owners need not dispose of their private property, if their HDB is primary residence.)
6. All buyers of HDB flats now have to meet 5 year minimum occupation period (MOP) before reselling the flat or before they can invest in private property.
(Previously, resale flat buyers who have not taken a HDB grant or HDB loan can buy private property for investment immediately, and sell their HDB flat after 3 years)
7. Seller’s Stamp Duty (SSD) is now applicable to any seller who sell their property within the 1st 3 years. (HDB sales are not affected due to MOP of 3 or 5 years).

(A) SSD is calculated as:
- 1% for first $180,000
- 2% for next $180,000
- 3% for balance.
(B) If property sold within:
- 1st year = Full SSD
- 2nd year = 2/3 SSD
- 3rd year = 1/3 SSD

8. If you have an outstanding housing loan and wish to buy a second property, a 30% downpayment is now needed (at least 10% cash, with balance payable with CPF). Those with no outstanding housing loan, 20% downpayment remains.