Archive for the ‘Investments’ Category

How to own more than one property in Singapore

Tuesday, August 28th, 2012

Investing in properties is one of the most efficient ways of growing your nest egg. The problem is, property in Singapore is really expensive, and there are too many rules and regulations to sift through.

At some point in your life, you may wonder, can you ever afford to own more than one property? Or are you stuck with just your HDB forever. The question then is, how far are you willing to go? Are you willing to sacrifice in the short term, in order to achieve your long term goal? This article isn’t for those who come from rich families, or who earn a huge salary every month. This is for the middle-income sandwiched class.

If you make very little money, you would probably never be able to afford a 2nd property. It’s okay. Just get the biggest HDB you can afford. This way, when you retire, you can sell off your HDB and buy a smaller one, (or a 30 year lease Studio Apartment from HDB, or a private apartment/house in Johor) and retire off the proceeds of your flat.

But why would you need to own more than one property anyway? It’s a form of investment that gives you more bank for your buck (leverage), it’s a way to grow your money, but ultimately, your properties can do more than that for you. After your mortgages are paid off, these properties will give you income for life, for your retirement, for your children’s education, for the wants in your life.

Most people will buy a HDB as their first property, which makes perfect sense, as they are more affordable. Then they will slowly save up for their 2nd property.

There are several considerations you have to note, due to the ever changing rules and regulations concerning property in Singapore.

1) If you are currently using your CPF to service a mortgage, you must set aside half of the prevailing minimum sum (your CPF SA can be used for this) before you can use the balance in your Ordinary Account for subsequent properties. Because of this ruling, I advise using just one party’s CPF to service the 1st property mortgage, leaving the 2nd party’s CPF free for use on subsequent properties.

2) If you have an existing mortgage, you have to put down a 40% downpayment – 10% of the downpayment must be in cash.

3) If you manage to pay off your mortgage before buying your second property, the downpayment is reverted to 20% – 5% of the downpayment must be in cash.****

4) In order to achieve this, you have to make some sacrifices, which include staying in an ulu area, and sharing your house with housemates.

5) Not have kids till you get your 2nd property.

Here’s a hypothetical solution.

For illustrations purposes, let’s look at a working couple – Guy makes $4500, Girl makes $4000*. And because their combined income is below $10k, they are eligible to apply for a new HDB flat, and pay just 10% downpayment through their CPF. Let’s assume that only the girl’s CPF is used to service the mortgage, with the excess being paid in cash.

4-room flat in Woodlands
Cost: $300,000
90% Loan: $270,000
Monthly Installment: $1081
(30 yr HDB loan @ 2.6%)

Because they are buying a new flat, they will not be eligible to get another property for another 8 years (3 years construction time + 5 year MOP).

Consider this:
The guy would contribute about $945/month to his CPF Ordinary Account.
The girl’s $920/month contribution to her CPF OA will be used to service the mortgage.
The couple saves $1000 each per month (ie. a total of $2000 monthly)
The couple rents out their 2 common rooms for $650** each.

Condo (2nd property)
Cost: $1million
40% downpayment: $400,000
(10% must be in cash = $100,000)

Using the above parameters, at the end of 9 years, total cash saved would be $290,808 and the guy’s CPF OA would have accumulated $102,060***, giving a total of $400,068. This amount would then be sufficient to put down a 40% downpayment for a $1million condo.

Voila! You now own a condo. The next question to consider is whether you intend to reclaim your whole flat for your own, or to move into your new condo.

Because only 60% loan was taken, if you choose to rent it out, it should sufficiently cover the monthly mortgage. Current rental rates for condos costing $1million is close to $4k/month. This would bring you a nett income of slightly over $1000 monthly. When your condo is finally paid off, all future rental income would be yours.

If you choose to stay in the condo however, you can rent out the whole 4 room flat for approx $2,400 (2012 rental rates, higher if adjusted for inflation.) Because Girl is still servicing the HDB loan through her CPF, this $2,400 is pure profit. Assuming a 30 year loan with 3% interest, monthly mortgage for the condo would only cost $2,530. With Guy’s monthly CPF contribution and monthly HDB rental collected, it is more than sufficient to cover the mortgage without having to fork out any more cash.

So there you go. That’s one way to own more than one property in Singapore.

If you find 9 years too long, then tweaks must be made to your budgetting, so that you can set aside more savings each month. Instead of $1000, save more. Forgo owning a car, which would cost you more than $1,000 a month in installments, petrol, insurance and road tax. If the couple saves just $1,000 more a month, they would be able to purchase a condo immediately after their 5 year Minimum occupation period is up.

After the 30 year condo mortgage is paid up, the couple would be able to retire and live off their HDB income, which even though is a small sum compared to the salary they were drawing, is much much more than what CPF Life would give them each month.

* For the purpose of illustrations, salary will be fixed for all the years. In reality, you would have an increment each year.

** Rental figures are on the conservative side. If renting a room to more than 1 person, and providing an air con, rental would be higher. Also, rentals for the purpose of the above calculations is fixed at $650. In reality, rental rates will increase yearly due to inflation, so this figure is on the low side.

*** This CPF total sum does not account for the 2.5% annual interest earned, so actual figure will be slightly higher.

**** Before you buy your 2nd property, consider this: In some cases, 20% of the downpayment is more than the amount needed to pay off your HDB loan. Do the math. It might make more sense to pay off your HDB loan so that you would only need a 20% downpayment for your condo, instead of a 40% downpayment.

Own a condo or landed property for the price of a HDB!

Thursday, February 2nd, 2012

Ever dreamed of living in a bungalow/semi-D/terrace house, with space to call your own, and a garden for your kids and pet to play in, or even a place to put a pool? And set off fireworks during the New Year, or firecrackers during the Lunar New Year?

Or perhaps a high-rise condominium, with full facilities where you can swim, play tennis, have BBQ with your friends, and enjoy unblock views from your apartment?

Or for the sea lovers, own a house right by the sea, where you can dock your own yacht!

And all this, for the price of a HDB flat?

It is possible. A 1615sqft/150sqm condo the price of a 3-room HDB (700sqft/65sqm) in prime areas like Queenstown, ora landed property or a penthouse for the price of a 5-room HDB.

Recently, there’s been an increasing number of Singaporeans, PRs, and even expats, who have been buying property in Iskandar Malaysia, with most buying in the areas just north of Tuas (ie. Nusajaya). Unlike JB at Woodlands checkpoint, the developments north of Tuas are organized and well-planned. Several developers bought up huge chunks of land, and then developed their own townships, with amenities like shopping malls and so on.

This is in line with the Malaysian Government’s plans to develop Johor into a vibrant city, consisting of a Medical Hub (eg. Thomson Medical), Educity* (eg. Newcastle Medical School, Marlborough College UK, Netherlands Maritime Institute of Technology), Entertainment (eg. Legoland, Hello Kitty Indoor amusement Park, Johor Premium Outlets, Pinewood Studios UK), and Financial & Industrial areas. Their own Johor administrative offices have also moved into the new area.

But I work in Singapore. Whats the use of owning a property in Malaysia?

Well, there are a few groups of people who buy property in Iskandar.

One group consists of mainly Singaporeans or Malaysians (Singapore PR) who are willing to commute into Singapore via tuas checkpoint daily, in exchange for enjoying a bigger house or condo (their space), and spending RM instead of SGD. There are various ways of getting to/from Singapore. Some drive, while others take the Causeway Link Bus which brings you to Jurong East Interchange, and there is also a bus company that sends kids to their Singapore schools in the morning.

Another group buys property as a weekend home or a future retirement home (renting it out in the meantime). Imagine, it’s tough to retire in Singapore, as the cost of living is so high. However, if you have a property in Malaysia, by the time you retire, your mortgage would have been paid off (through rental or earned income), and if you sell/rent your HDB flat, you would have a comfortable sum of money to live on. Definitely more than what CPF Life can provide for you.

There’s also a third group, which consists of expats working in Singapore (and also in Malaysia).

When Rochelle and Geert Hulst and their two children, Eloise (6) and Alex (5), decided to stay in Singapore for the long term and find their own home, they faced a tricky decision: buy a three-bedroom 1,200-square-foot apartment at Reflections, with its buzzing location near HarbourFront, or buy a 17,000-square-foot piece of land in tranquil Malaysia and build the house of their dreams for a quarter of the price. Read more …

But is Malaysia safe?

Not every country is perfectly safe. Even Singapore has its fair share of crime. However, Nusajaya in general, is better patrolled and guarded than the older side of JB. Also, they are stepping up security in the area, and Nusajaya consists of a very large % of foreign investments (ie. Added pressure for their Government to ensure better security).

Also, most of the developments are gated and guarded, even the landed properties.

Malaysian authorities maintain crime is on the decline but Mr Wan conceded the ‘negative perception’ remains. Given that foreigners are a big target of its high-end homes, UEM Land’s focus on ensuring better security for Nusajaya which spans 24,000 acres and is one of Iskandar’s five flagship zones, is not surprising. The state administrative offices are located there as are attractions such as Legoland which is slated to launch in September.

Mr Wan said nine out of ten buyers of UEM Land’s waterfront properties in Puteri Harbour are foreigners. In its East Ledang and Horizon Hills projects, they comprise 70 and 50 per cent, respectively.

Buying a house in Malaysia might not be everybody’s cup of tea, but at least now, for those who might find themselves priced out of the market, there is an alternative option for consideration.

 

Hey, even our PM is all smiles about Iskandar!

Check out this site if you wanna find out more.

* Can Malaysia support so many Universities in Educity? What’s interesting to note is, even though there are quite a number of Universities, each only offer something specialized in a certain field. For example, Newcastle offers only medical courses, while Netherlands Maritime Institute of Technology offers transport, shipping, seafaring, maritime and logistics management courses. Other universities likewise only has a certain department here.