SRI - Singapore Realtors Inc.

16 Sep 2024

August 2024 Developer Sales: OCR Shines Despite Hungry Ghost Festival Dip

In August 2024, developers sold a total of 208 units, excluding Executive Condominiums (ECs), marking a significant month-on-month decline of 63.6% from July's 571 units. This drop in sales aligns with the Hungry Ghost Festival, a period traditionally associated with reduced home-buying activity due to cultural beliefs. The sales volume during this month was the lowest since February 2024, when only 153 units were sold during the Chinese New Year period. Year-on-year, new home sales in August 2024 reflected a 47.2% drop from the 394 units sold in August 2023.

Despite the overall decline, the Outside Central Region (OCR) remained a bright spot, contributing 59.1% of the total sales. Projects such as Hillock Green, Lentor Hills Residences, and Hillhaven were among the key contributors. The Rest of Central Region (RCR) accounted for 31.3% of sales, while the Core Central Region (CCR) made up 9.6%. The OCR's continued strong performance highlights the demand for more affordable housing in non-central locations, attracting a mix of first-time homeowners and upgraders.

Tembusu Grand, located in the RCR, led the sales in August with 30 units sold at a median price of $2,455 per square foot (psf). Its strong performance was supported by the upcoming launch of Emerald of Katong, which boosted the neighborhood's profile. Enhanced connectivity due to new Thomson-East Coast Line stations further improved the attractiveness of the area.

The luxury property market, despite the broader market moderation, demonstrated resilience. The most notable transaction in August was a $14.7 million sale at 32 Gilstead, which was also the highest transacted freehold condominium in the first eight months of 2024. This transaction underscored the continued demand for prime properties among high-net-worth individuals, even during typically quieter periods.

Looking ahead, the market is expected to likely rebound with the conclusion of the Hungry Ghost Festival and several new project launches. Developers are strategically timing these launches to capture demand, and upcoming projects like 8@BT, Norwood Grand, and Meyer Blue are poised to drive interest. Additionally, a potential Federal Reserve rate cut could further ease global interest rates, including those in Singapore, potentially boosting buyer sentiment and market activity.

In conclusion, while August 2024 saw a slowdown in developer sales due to seasonal factors, the OCR and luxury property segments remained resilient. Upcoming launches and favourable economic conditions are expected to bolster the market in the coming months.

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Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

02 Sep 2024

1H2024 Singapore Rental Market Insights: School Proximity and Pricing Trends

The rental property market in Singapore during the second quarter of 2024 demonstrated notable trends and adjustments. The overall rental index showed a further moderation, with rental prices decreasing by 0.8% in 2Q2024, a smaller decline compared to the 1.9% drop in 1Q2024. This period also marked a stabilization in the market as rental prices in the first half of 2024 adjusted by -2.7%, a significant change from the 10.2% increase observed in the first half of 2023. The moderation can be attributed to the influx of newly completed developments entering the market, adding to the rental supply.

The number of non-landed rental contracts rose by 1.9% quarter-on-quarter, from 18,878 units in 1Q2024 to 19,558 units in 2Q2024. This increase is likely driven by the high volume of private developments completed in 2023, which have now entered the rental segment. The year-on-year growth of non-landed rental contracts in 1H2024 was 2.4%, reflecting continued demand for such properties. It is projected that the total non-landed rental volume for 2024 will fall between 78,000 and 80,000 contracts.

Newly completed developments, particularly those that obtained their Temporary Occupation Permit (TOP) recently, such as Normanton Park, Treasure at Tampines, Parc Clematis, and The M, have shown strong rental demand. Renters seem to favor newer units due to their fresh condition and minimal wear and tear.

Core Central Region (CCR) districts continued to lead in rental popularity, with District 9 securing the highest number of non-landed rental contracts in 1H2024, followed by Districts 10 and 15. These districts remain desirable among renters, underlining their prominence in the rental market.

The HDB rental market also experienced growth, with rental approvals increasing by 1.7% quarter-on-quarter from 9,398 in 1Q2024 to 9,554 in 2Q2024. A significant portion of these approvals (36.9%) were for 4-room flats, which saw the highest number of rental approvals since 3Q2023. Jurong West recorded the highest number of HDB rental transactions in 1H2024, followed by Tampines and Sengkang.

Despite the overall moderation in HDB rentals, the resale market strengthened in 1H2024, with a 6.9% increase in resale transactions compared to 1H2023. This trend indicates a shift towards resale flats among homeowners, partly due to the limited number of flats reaching their Minimum Occupation Period (MOP) in 2024.

School proximity significantly influenced rental growth in areas like Bukit Batok and Hougang, where highly sought-after schools like Princess Elizabeth Primary School and Holy Innocents' Primary School are located. The scarcity of larger flats and the high demand for school enrollment contributed to notable increases in rental prices in these areas.

Overall, the rental market in Singapore is stabilizing, supported by strategic housing initiatives from the government. These initiatives aim to alleviate rental pressures by boosting housing supply and providing targeted support for those in need, ensuring a balanced and accessible rental market for residents.

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Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

20 Aug 2024

Singapore's HDB Resale Market: Essential Info on New LTV Limits and First-Time Buyer Grants

In alignment with the National Day Rally speech, the government has introduced new cooling measures to moderate the HDB resale market and provided more detailed information on the increase in the Enhanced CPF Housing Grant (EHG) for first-time buyers of both new and resale flats. These steps reflect the government's ongoing commitment to ensuring a balanced and sustainable housing market accessible to all Singaporeans.

New LTV Limits Introduced

The Loan-to-Value (LTV) limit for HDB housing loans has been reduced from 80% to 75%, effective from 20 August 2024. This change is intended to align HDB loans with those offered by financial institutions, encouraging buyers to avoid over-leveraging in a potentially lower interest rate environment. The tightening of borrowing limits aims to manage finances more conservatively, potentially reducing the risk of market overheating.

HDB Resale Market Trends

HDB resale prices rose by 4.2% in 1H2024, compared to a 2.5% rise in the same period of 2023. The expiration of the 15-month waiting period in December 2023 allowed private property sellers to re-enter the HDB resale market, boosting demand and increasing the number of million-dollar flat transactions. Additionally, fewer Build-To-Order (BTO) exercises and reduced completion numbers in 2024 contributed to heightened competition among buyers, further driving up resale prices.

Support for First-Time Homebuyers

The government has increased the Enhanced CPF Housing Grant (EHG) to support first-time homebuyers, particularly those from lower-income groups. The maximum quantum of the EHG will be raised to $120,000 for eligible first-timer families and up to $60,000 for singles. For resale flats, first-timer families will benefit from up to $230,000 in housing grants, which include the revised EHG, a CPF Housing Grant of up to $80,000, and a Proximity Housing Grant (PHG) of up to $30,000.

Conclusion

The cooling measures, coupled with the increased support for first-time buyers, reflect a balanced strategy aimed at ensuring a resilient and inclusive housing market. The government's approach underscores its commitment to promoting financial prudence and safeguarding the long-term stability of the public housing segment, ensuring homeownership remains accessible to all Singaporeans, even in a potentially lower interest rate environment.

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Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics