2017 Singapore Residential Property Market Report - Your guide to the private non-landed residential market - DREA.sg

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2017 Singapore Residential Property Market Report - Your guide to the private non-landed residential market - DREA.sg
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   2017 Singapore Residential
   Property Market Report
    Your guide to the private non-landed residential market
2017 Singapore Residential Property Market Report - Your guide to the private non-landed residential market - DREA.sg
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   Disclaimer
     This document is being made available by DREA for information purposes only and is for our
     clients only. The document is strictly confidential and remains the property of DREA. The
     Recipient agrees that it shall only use this document for the purpose of evaluation and
     considering the matter to which this document relates to. This document may not be published
     or reproduced in whole or in part to any other person nor relied upon by the Recipient or any
     other person without the prior written consent of DREA.

     This document does not constitute nor does it form part of an offer to sell any assets described
     herein or an offer or recommendation to enter into any transaction described herein. The
     Recipient is responsible for making its own independent investigation and appraisal of the risks,
     benefits, appropriateness and suitability of any transaction or matter contemplated by this
     document and DREA is not making any recommendation (personal or otherwise) or giving any
     investment advice and will have no liability with respect thereto. The decision to proceed with
     any transaction or action contemplated by this document must be made by the Recipient in
     the light of its own commercial assessment and DREA will not be responsible for such
     assessments.

     This document was prepared on the basis of information and data, obtained from publicly
     available sources. The information in this document has not been independently verified by
     DREA. DREA has relied on the information provided by third party or public sources as
     complete, true, fair, accurate and not misleading. DREA does not make any warranty or
     representation, express or implied, as to the accuracy, completeness or reasonableness of the
     information (including assumptions) contained in this document whether obtained from or
     based upon third party or public sources or otherwise.

     This document is given as at the date hereof and is based on information available to DREA as
     at the date hereof, is subject to any assumptions set out therein and is subject to change
     without notice. Accordingly, this document may be based on data and information that may
     no longer be current and subjective assessments. It should also be understood that DREA does
     not undertake any obligation to provide any additional information or to correct any
     inaccuracies which may become apparent. Any data or information regarding, or based on,
     past performance is no indication of future performance. Recipients should consider whether
     any advice or recommendation is suitable for their particular circumstances and if,
     appropriate, seek professional advice, including tax advice.
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  Summary
        2016 has been an interesting year for the Singapore Residential Property Market
         Cooling measures stayed in place and prices continued to soften for both sale
           transactions and rental
         Against a backdrop of declining prices, a 16% Year-on-year growth in transaction volume
           and demand indicates that regulators' intention for a soft moderation of property prices is
           playing out
         As it stands today, the URA private non-landed residential price index is fast approaching
           prices during the 2008 pre-crisis peak (but still 30% above the lowest price points during
           the 2009 crisis)
         As overall vacancy rates touched a new high in 2H’16, we saw an accelerated decline in
           rental rates; Rental rates for 1- and 3- bedroom units declined ~8% YoY
         Offsetting this is a 0.1 - 0.4 % points decline in mortgage rates in 2016
         Refinancing has also been a key theme as homeowners made a shift away from Fixed
           Rate Mortgages towards other mortgage types

        Looking forward, we view 2017 as a pivotal year and see some bright spots ahead
         2017 is the year of peak supply (in terms of units completing and scheduled for TOP) and
           total new supply will be meaningfully reduced for 2018 onwards
         While there are still ~15,700 unsold units in the market, the issue of over-supply is starting to
           ease as developers push out innovative payment schemes and discounts
         Developer confidence appears intact, as some of them selectively seek out new land
           sales (even in areas with meaningful number of unsold homes)
         The strengthening of the SGD against neighboring currencies going forward – especially
           the IDR, INR and CNY – could make Singapore property assets a compelling asset class for
           foreign investors and spur overall demand
         We however caution that there has been an increase in the number of loss-making resale
           transactions for 3 straight years by now; these include units sold within the 4-year window
           which are still liable to seller stamp duty

  2016 has been an interesting year where
  we saw demand growth against declining
  prices – a sign of cooling measures playing
  out as per regulatory objectives
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  Summary

        Opportunities for Buyers
         It is increasingly possible to find 1000-1500 sqft units at under S$ 1 mil in the city fringe
         Those looking to buy in 2017 may also want to zoom in on:
            i)     Developer sale units for projects which are subject to QC Charges or ABSD
                   remission claw-back charges in 2017
            ii)    Untenanted resale units originally bought in 2013 for investment purposes. There
                   may be room to negotiate a good deal in face of a softer rental market
            iii)   Resale units bought in 2009, where existing owners are likely still sitting on
                   meaningful capital gains

        Opportunities for those looking to rent
         It is possible to find rental units which are within 10 mins walk to MRT, malls and other
          amenities at
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                  2016 Market Recap

  -
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  Prices continued to soften in 2H 2016
    URA Private non-landed residential property price index (Q4 1998 = 100)
                                                                                           ABSD
        160                                                                                   TDSR
                                                                                         LTV
        150
        140                                               Pre-crisis peak
        130
        120
        110
        100
         90
         80                                                                                            ~30% above
         70                                                                                               crisis-low
         60
         50

              ’00   ’01   ’02   ’03   ’04   ’05   ’06   ’07   ’08     ’09   ’10    ’11   ’12   ’13   ’14   ’15   ’16
                                                                                                 Sources: URA, DREA

    Property prices continued to dip in 2H2016 under cooling measures that have been in place since
    2013. As it stands today, the URA private non-landed residential price index is still 30% pts above crisis
    level but is fast approaching the 2008 pre-crisis peak. While all indicators suggest that regulator’s
    policy intent for a soft moderation of property prices is playing out, a key uncertainty is whether
    cooling measures will begin to be lifted once prices begin to reach the 2008 levels.

    MAS revised the hard rules regarding the 60% debt limit for TDSR, allowing overleveraged borrowers
    to refinance their housing loans, but insists that “the refinements... do not represent a relaxation of
    property market cooling measures.“ Minister for National Development Lawrence Wong also
    recently reinforced the idea that the cooling measures will not be removed anytime soon.

    "If and when capital inflows come…it's very easy to cause fluctuations in our
    property market, and we don't want that to happen”
                                                                                  Minister for National Development
                                                                                                     Lawrence Wong

  Prices continued to soften at a
  controlled pace and is fast
  approaching the 2008 pre-crisis peak
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        Demand however continued to grow
                          Underlying the headline decline however, is a trend of continued demand growth. At the same
                          time, we observe that certain sub-segments of the non-landed residential market is beginning to
                          stabilize.
                                                                Increasing Transaction Volume vs 2H15
                              15,521      15,685
                               10%         17%                                                  CCR     RCR     OCR
 Number of Transactions

                                                     12,343
                               24%
                                           22%           16%
                                                                                                                       +18%
                                                         30%                                                                       7,638
                                                                   7,092
                                                                                                              6,476    6,094        16%
                                                                    18%         5,477                 5,382    11%
                               66%                                               12%     4,453                          18%         28%
                                           61%                      31%                                16%     30%
                                                                                 32%      21%          26%              34%
                                                         54%
                                                                                          32%
                                                                    51%                                        59%                  57%
                                                                                56%                   58%               48%
                                                                                          47%

                              1H12         2H12          1H13       2H13        1H14     2H14         1H15    2H15     1H16        2H16

       Prices in most sub-segments are also stabilizing
       S$ PSF                          Stable / Slight increase vs 4Q15                 S$ PSF         Slight decline vs 4Q15
       1,800                                                                            1,600

       1,600
                                                                                        1,400

       1,400
                                                                                        1,200
       1,200
                                                                                        1,000
       1,000

                                                                      2000ft                                                    1500-2000ft
                  600                                                                    600
                     2Q14               4Q14      2Q15     4Q15       2Q16       4Q16       2Q14       4Q14   2Q15    4Q15      2Q16      4Q16

  Headline property price decline is
  however underlined by demand
  growth and price stabilization in
  certain sub-segments
2017 Singapore Residential Property Market Report - Your guide to the private non-landed residential market - DREA.sg
Powered by DREA                                                *Refer to Appendices for name of districts

                                                                                                  Change in volume
                                Volume of sale transactions by district (2016)                      (2016 vs 2015)

    19                                                                    1,727                        +280
     9                                                   996                                           +559
    18                                                   974                                           +554

     3                                             865                                                 +437

    22                                             846                                                 +529

    10                                             844                                                 +153
    15                                       738                                                      -2
    23                                      708                                                        +28
     5                                      703                                                        +244

    20                                613                                                              -93

    27                                602                                                              -126

    14                             556                                                                 -92
    16                             547                                                                 +105
    12                            536                                                                  +276
    13                          464                                                                    -35
    28                     391                                                                         -1114
     8                    339                                                                          +215
    21                 336                                                                             +75
    11               300                                                                               +48
     4              248                                                                                +92
     1        104                                                                                      -43
    17        98                                                                                       -23
    25      59                                                                                         +3
     2      52                                                                                         -4
    26      48                                                                                         -37
     7      38                                                                                         -153

                                                                       2016: 13732 transactions
         Sources: URA, Realis, DREA                                    2015: 11856 transactions

                                                                       Txn Vol             +16%

   Year-on-Year, volume
                                                                                                    13,732
   has increased 16%                                                              11,856

                                                                                   2015              2016
2017 Singapore Residential Property Market Report - Your guide to the private non-landed residential market - DREA.sg
Powered by DREA                                                    *Refer to Appendices for name of districts

                                  Volume of sale transactions by district (2H 2016)               Change in volume
                                                                                                 (2H 2016 vs 2H 2015)

      19                                                                                 1,027    +382
      18                                                               735                        +519
      22                                                             710                          +588
       3                                                     613                                  +293
      10                                               488                                        +178
       5                                             448                                          +230
       9                                         430                                              +232
      15                                       392                                                +50
      23                                 320                                                      -29
      14                                 310                                                      +31
      16                            274                                                           +67
      20                            270                                                           -195
      27                           258                                                            +69
      13                     196                                                                  -208
      28                    192                                                                   -1228
      21                    185                                                                   +48
       4                    177                                                                   +87
      11                   176                                                                    +62
      12              125                                                                         +21
       8             102                                                                          +47
       1        58                                                                                +3
      17        52                                                                                -9
      25   31                                                                                     +3
       2   30                                                                                     +4
      26   22                                                                                     -24
       7   17                                                                                     -57

                                                2H 2016: 7638 transactions
                                                2H 2015: 6474 transactions
           Sources: URA, Realis, DREA

 2H’16 Demand growth        Txn Vol     +18%

 appears to be nationwide,
                                             7,638
 with most districts              6,474

 registering higher volumes       2H15       2H16
2017 Singapore Residential Property Market Report - Your guide to the private non-landed residential market - DREA.sg
Powered by DREA                                                 *Refer to Appendices for name of districts

                                       Demand for new sale vs. resale units

      19                                         77%                                 23%                   New Sale
      18                                  83%                      17%                                     Resale

      22                                  88%                     12%
       3                               90%                10%
      10       21%                      79%
       5                   71%                  29%
       9       27%                     73%
      15 18%                     82%
      23        46%               54%
      14             60%           40%
      16        53%              47%
      20             74%          26%
      27             78%          22%
      13             92%          8%
      28         87%             13%
      21
       4
      11
      12
       8
       1
      17
      25
       2
      26
       7
           5
      Sources: URA, Realis, DREA                                              New Sale      Resale

  For 2H 2016, 60% of the                                                   Resale
                                                                                     40%

  transaction volumes                                                                           60%
                                                                                                      New Sale

  were new home sales
                                                                                 2H 16 Total Transaction
                                                                                        Volume
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                  Price change by district (2H 2016 vs 2H 2015 and 2H 2016 vs 1H 2016)
                      For private non-landed residential properties between 500-1000 SQFT
                                                                                             vs 2H 2015                      vs 1H 2016
                          D9 Orchard / River Valley                                                         18.6%              -6.2%
                      D26 Mandai / Upper Thomson                                                       13.2%                   +16.1%
                 D19 Hougang / Punggol Seng Kang                                                      11.2%                    +7.7%
              D1 Boat Quay / Raffles Place / Marina                                                  10.8%                     +14.2%
                      D16 Bedok / Upper East Coast                                                 8.4%                        +1.6%
                       D22 Boon Lay / Jurong / Tuas                                                8.3%                        +8.3%
                             D11 Newton / Novena                                                   8.0%                        -3.0%
                         D28 Seletar / Yio Chu kang                                           4.3%                             -4.8%
                  D14 Eunos / Geylang / Paya Lebar                                            4.0%                             +0.1%
                          D12 Balestier / Toa Payoh                                        1.1%                                -5.9%
   D5 Buona Vista / West Coast / Clementi New Town                                          1.0%                               -5.8%
              D21 Clementi Park / Upper Bukit Timah                                        0.3%                                -7.1%
                          D27 Sembawang / Yishun                                           0.2%                                -0.7%
                    D3 Alexandra / Commonwealth                                         0.1%                                   -2.8%
                            D18 Pasir Ris / Tampines                                    0.0%                                   -0.8%
                     D23 Bukit Batok / Bukit Panjang                            -0.3%                                          -0.2%
                    D13 Macpherson / Potong Pasir                             -0.4%                                            +0.6%
                        D8 Farrer Park / Serangoon                           -1.3%                                             +7.1%
                     D2 Chinatown / Tanjong Pagar                           -2.8%                                              -6.4%
                 D20 Ang Mo Kio / Bishan / Thomson                          -3.0%                                              -3.7%
                   D15 East Coast / Marine Parade                           -3.4%                                              -3.8%
                                D10 Tanglin / Holland                     -5.7%                                                -7.5%
                        D25 Admiralty / Woodlands                       -8.2%                                                  -10.0%
                D17 Changi Airport / Changi Village                     -8.3%                                                  -3.0%
                    D4 Harbourfront / Telok Blangah            -15.8%                                                          +7.7%
                    D7 Beach Road / Bugis / Rochor -23.7%                                                                      +8.4%

          Volume. of Transactions by size
          (2H2016)

                                                                                3,428
                                                                                              2,322

                                                                    836                                     618        426
   Sources: URA, Realis, DREA                           SQFT        2000

   Demand for 500-1000 sqft units still the
   highest; Median prices for such units
   increased in most districts
    Click here for district price trends►
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  Vacancy rate touched a 15 year high in 2H’16
   Private Property
   Vacancy Rate (%)
   9.5

   8.9

   8.3

   7.7

   7.1

   6.4

   5.8

   5.2

   4.6

   4.0
                2001   2002    2003   2004   2005    2006   2007   2008   2009   2010     2011   2012   2013   2014    2015   2016

                       1 Bedroom units                                                           3 Bedroom units
                 Mainly for expats and young
                                                                                                  Mainly for families
                    working professionals

         Rental S$ PSF                                                      Rental S$ PSF
         6.0
                                                                             3.4
                                                                             3.4
         5.5                                                                 3.3
                                                                             3.3
                                                                             3.2
                                                        -8.9%                3.1
         5.0                                                                                                                   -8.0%
                                                                             3.1
                                                                             3.0
                                                                             2.9
         4.5                                                                 2.9
                                                                             2.8
                                                                             2.8
         4.0                                                                 2.7
               2Q14     4Q14      2Q15        4Q15      2Q16       4Q16            2Q14      4Q14       2Q15          4Q15     2Q16    4Q16

   As overall vacancy rates touched a
   new high in 2H’16, we saw an
   acceleration in rental rate decline
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  Rental Rates For 1 Bedroom Units in 2016

  Top 10 District By Volume               Monthly Rental Range                            Properties
                                              (S$ /month)

                                                                                Lowest
   Orchard,
                            D9   1,950                          7,000           Cairnhill Astoria
   River Valley                                                                 Highest
                                                                                Martin No 38

   Eunos, Geylang,                                                              Lowest

   Paya Lebar              D14 1,200           4,200                            Summer View
                                                                                Highest
                                                                                Avant At Aljunied
                                                                                Lowest
   East Coast,             D15 1,300           4,000                            Mountbatten Lodge
                                                                                Highest
   Marine Parade
                                                                                Sandalwood
                                                                                Lowest

   Tanglin, Holland        D10 1,500                   5,500                    Loft @ Nathan
                                                                                Highest
                                                                                The Holland Collection
                                                                                Lowest
   Anson, Tanjong                                                               Spottiswoode 18
                            D2    2,100                                 8,480
   Pagar                                                                        Highest
                                                                                Springleaf Tower
                                                                                Lowest
   Serangoon Garden,       D19 1,500                                            Kensington Square
   Hougang, Ponggol                         3,200                               Highest
                                                                                The Springbloom
                                                                                Lowest
   Balestier, Toa Payoh,                                                        Riverbay
                           D12 1,500         3,500
   Serangoon                                                                    Highest
                                                                                Domus
                                                                                Lowest
   Raffles Place, Cecil,    D1 1,000
                                                                                People’s Park Complex
   Marina                                               6,000                   Highest
                                                                                Marina Bay Residences
                                                                                Lowest
   Little India                                                                 City Loft
                            D8
                                 1,500                  6,000                   Highest
                                                                                Residences @ Somme
                                                                                Lowest
                                                                                Zedge
   Newton, Novena          D11                                                  Highest
                                 1,700         4,000                            L’VIV

   *Excludes outliers                                                           Sources: DREA, URA, Realis

  Visit DREA.sg for the latest insights on rental
  price trends for different districts

    Click here for district rental trends ►
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  Rental Rates For 3 Bedroom Units in 2016

  Top 10 District By Volume            Monthly Rental Range                               Properties
                                           (S$ /month)

                                                                                Lowest
                        D10   2,400                                    17,800   Charleston
  Tanglin, Holland                                                              Highest
                                                                                Parkview Eclat
                                                                                Lowest
  Orchard,              D9    1,800                                    18,000   Hollywood Apartments
  River Valley                                                                  Highest
                                                                                The Ritz-Carlton Residences
                                                                                Lowest
  East Coast,           D15   1,450               8,700                         The Serenno
                                                                                Highest
  Marine Parade
                                                                                Coasta Rhu
                                                                                Lowest
  Hougang, Punggol,     D19   1,500         7,000                               Kensington Square
  Sengkang                                                                      Highest
                                                                                Kensington Park Condominium
                                                                                Lowest
  Clementi Park,        D21   1,900         7,300                               Kismis view
  Upper Bukit Timah                                                             Highest
                                                                                Floridian
                                                                                Lowest
  Bukit Batok,          D23   1,700      5,600                                  Century Mansions
  Bukit Panjang                                                                 Highest
                                                                                Park Natura
                                                                                Lowest
  Bedok                 D16   2,000       5,800                                 Limau Park
                                                                                Highest
  Upper East Coast                                                              Riviera Residences
                                                                                Lowest
  Buona Vista, West     D5    2,400                  10,400                     West Bay Condominium
                                                                                Highest
  Coast, Clementi                                                               Island View
                                                                                Lowest
  Harbourfront, Telok                                                           Harbour View Towers
  Blangah               D4     3,200                          14,600            Highest
                                                                                Cape Royale
                                                                                Lowest
                                                                                Zedge
  Newton, Novena        D11    2,500                           15,000           Highest
                                                                                Monarchy Apartments

   *Excludes outliers                                                           Sources: DREA, URA, Realis

  Visit DREA.sg for the latest insights on rental
  price trends for different districts

    Click here for district rental trends ►
                                          14
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  DREAMonitor
  Use this tool to track the value of your
  private property

                       Analyze

                  http://www.drea.com.sg/dreamonitor/
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                                                                                   Brought to You by
  Mortgage demand by type

   Breakdown of mortgage types taken up by consumers (2016 v 2015)

                                       Board
                                       SIBOR/SOR                   31%            10%
                         4%            Fixed Deposit Pegged
    72%                   6%           Fixed Rates
                                                                                    15%

                         18%                +26%
                                                                      44%

               2015                                                       2016
                                                                                   YoY Demand
                                                                                    Change (%)
    Board Rates
    Mortgages whose rates are determined entirely by the bank. Commonly
    regarded as the least transparent as banks do not typically disclose the              +6%
    mechanics or rationale behind how the rates are determined

    Singapore Inter-Bank Offer Rate/Swap Offer Rate (SIBOR/SOR)
    Mortgages whose interest rates are a variable percentage (set by the
    bank) above the SIBOR or SOR as a reference rate. Widely regarded as
    the most volatile because the mortgage interest rates are subject to
                                                                                          +9%
    fluctuations of inter-bank lending rates.

    Fixed Deposit Pegged Rates
    A relatively new form of mortgage first introduced in 2015. Interest rates
    are a variable percentage (set by the bank) above the bank’s own fixed                +26%
    deposit rate. An example of which is DBS’ Fixed Holding Rate Mortgage.

    Fixed Rates
    Mortgages whose interest rates are fixed for a period of usually 2-3 years.           -41%
    Offers predictability for a foreseeable period.
    Source: Redbrick

    Homeowners have made a major
    shift away from Fixed Rate
    Mortgages
Email to enquire about latest mortgage packages here at
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                                                                                             Brought to You by
  Mortgage Rate Updates
                                            Dec-15        Dec-16

                                     2.0   1.89                                             1.88
                                                            1.68                                   1.65
                                                                            1.58
       Average 3 Month Net Rate
        for cheapest offerings (%)

                                                  1.47                             1.48
                                     1.5
                                                                   1.27

                                     1.0

                                     0.5

                                     0.0
                                           3M SIBOR        Fixed Deposit    Board Rate       Fixed Rate
                                                              Pegged
     YoY Change in
                                           -0.42%pts        -0.41%pts        -0.1%pts         -0.23%pts
     mortgage rate

             Implied
    interest savings                         ~20%              ~25%            ~5%              ~15%

    Despite interest rate hikes in the US, Singapore mortgage rates across all types of
    mortgages have become more favourable in 2016. This is in-part due to competitive
    mortgage pricing between the banks in Singapore.

    Recently, both DBS and UOB have slugged out a zero-percent spread under their
    fixed deposit home loan rate (FHR) packages aimed at projects under construction.
    These rates are applicable till receiving the Temporary Occupation Permit (TOP)

    Refinancing of mortgages has been a theme for 2016 and homeowners could well
    ride on the lower rates today to reap savings on monthly mortgage interest.

    Mortgage rates were 0.1 - 0.4 %
    points lower in 2016. If this sustains, it
    could help cushion the decline in
    rental rates
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                  Looking Ahead

  -
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  Total and Outstanding Supply
                                          Number of Units Sold/Unsold by Vintage
  Number of
  Units (‘000)                                                                3
                                                     2
                                                   (9%)                     (14%)                                                                  Unsold Units
                            2                                                                       -34%
                          (10%)                                                                                                                    Units Sold

                                                                                                      4
                                                                                                    (29%)
                                                     20                       19
                            17                     (91%)                    (86%)                                              5
                          (90%)                                                                                              (42%)
                                                                                                      10
                                                                                                    (71%)                      6                      2 (53%)
                                                                                                                             (58%)
                                                                                                                                                      1 (47%)
  TOP Year                2015                    2016                     2017                     2018                     2019                     2020
                                                                                                                                        Sources: URA, DREA

         2017 is the year of peak total supply. What is important to note though, is the reversal of the supply trend. Unlike
         the last 3 years where total supply has consistently increased, total supply will decline by 34% after 2017 and
         continue to decline going forward.

         Buyers may well note that there are ~4K units which have already TOP-ed but remain unsold from the 2015 and
         2016 vintage. Of late, developers of these projects have been very willing to dish out discounts in order to avoid
         regulatory charges. We highlight below some of these projects, where buyers may potentially find a good deal

        Shortlist of Projects subject to ABSD remission claw-back                          Shortlist of Projects subject to QC Charges

         Project Name                                          District                     Project Name                                      District

         The Crest                                                 3                        OUE Twin Peaks                                       9

         The Trilinq                                               5                        D’Leedon                                             10

         Alex Residences                                           3                        The Interlace                                        4

         The Glades                                               16                        Leedon Residence                                     10

         Pollen & Bleu                                            10                        Paterson Collection                                  9

         The Venue                                                13                        Ardmore 3                                            10

         Vue 8 Residence                                          18                        3 Orchard By-The-Park                                9

         Cairnhill Nine                                            9                        Twenty One Angullia Park                             9

         1 Developers  need to complete development and sell all units within 5 years of land acquisition otherwise Additional Buyer’s Stamp Duty (levied on
         the residential site) with interest becomes payable
         2 Developers pay Qualifying Certificate extension charges if there are remaining unsold units after 2 years upon completion; amount payable is

         prorated based on number of unsold units

    2017 is the year of peak supply and
    will be a pivotal year
    See full list of projects subject to charges ►
Powered by DREA                                                           *Refer to Appendices for name of districts

  New Supply by District (2016 - 2020)
  (‘000)
          15
                       D19 – Hougang / Punggol / Seng Kang                                                               Sold units
                       D18 – Pasir Ris / Tampines                                                                        Unsold units
                       D27 – Sembawang / Yishun
                       D23 – Bukit Batok / Bukit Panjang                                                                 Significant %
                       D3 – Alexandra / Commonwealth                                                                     and number of
          10                                                                                                             units unsold

            5

          0
   District     19 18 27 23 14            3    5    13 20 22 16 12 28 15 25              9     1   8    10    7     21     2   11 17     4
   Total
                14.7 7.2 6.2 5.2 3.5 3.4 3.4 2.7 2.5 2.5 2.4 2.4 2.2 2.1 2.0 1.9 1.6 1.3 1.3 1.2 0.8 0.7 0.5 0.5 0.4
   Supply

   Sold         13.5 6.5 4.1 4.3 2.4 2.0 2.2 2.4 2.3 2.3 2.3 1.7 2.1 0.8 1.6 0.9 0.8 1.1 0.6 0.9 0.7 0.3 0.2 0.4 0.2

   Unsold       1.2   0.7 2.2 0.9 1.1 1.4 1.2 0.3 0.2 0.2 0.1 0.7 0.1 1.3 0.4 1.0 0.8 0.3 0.7 0.2 0.1 0.4 0.3 0.1 0.2

   % Unsold      8    10   35   17   31   41   35   11   8   8   4   30    5   62   20   53   50   23   54    17    13    57   60   20   50
                                                                                                                    Sources: URA, DREA

      In an attempt to move inventory and to avoid regulatory charges, some developers are also
      starting to offer attractive sales commissions to agents while others have rolled out innovative
      payment schemes to lower initial upfront cost for buyers.

      While this has contributed to an overall increase in sales transaction for 2016, there are still
      ~15,700 unsold units in the new launch market. While there continues to be demand from HDB
      upgraders and foreign investors, some projects are yet unable to gain traction with sales given
      developer’s price expectations. In particular, the issue of over-supply remains critical for areas
      such as districts 3, 5, 14, 15 and 27.

                                                                                              No. of                     -9%

   Issue of over-supply is                                                                    Unsold
                                                                                              Units

   starting to ease, ~15,700                                                                            ~17,200                ~15,700

   unsold units left in the
   market                                                                                                    1H16               2H16
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  Developers’ Confidence

     Developers continue to show demand for land bank

     Throughout 2016, developers continued to compete and bid in Government Land Sales
     (“GLS”) programmes. Each GLS land lot drew more than 10 developers.

     A residential site in Margaret Drive, located between 2 MRT stations drew aggressive bids
     from developers despite the fact that there were two ongoing developments in the
     vicinity. The auction saw a concluding bid of $997.85 per square foot per plot ratio, 14%
     higher than the land sale price of the two other neighbouring sites.

     "Such higher land price and strong participation among developers indicate
     that many developers are hungry for land”
                                                          SLP International Property Consultants
                                                                                   Nicholas Mak

    Developers appear to remain
    confident about the Singapore
    residential property market
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  2016 Government Land Sales
  Five parcels of land were awarded for private residential development in
  2016

   Date       Land          Developer           Price     Area    PSF     Existing   Developer Recent
   (2016)     Parcel                            (S$ ‘m)   (‘000   Price   Supply     Project
                                                          SQFT)   (S$)    Nearby

   18/01/16   (1) Siglap    FCL Topaz Pte.      624       730     860                FCL – North Park
              Road          Ltd., Sekisui                                            Residences, 2020
              District 16   House, Ltd. and                                          KH
                            KH Capital Pte.                                          Sekisui House –
                            Ltd.                                                     Watertown, 2017
                                                                          Moderate

   26/02/16   (2) New       CEL Residential     419       550     760                Fulcrum – 2016
              Upper         Development                                              High Park Residences
              Changi        Pte. Ltd.                                                - 2020
              Road
              District 16
                                                                          Moderate

   13/04/16   (3) Jalan     Dillenia Land       51        105     480                Seletar Park
              Kandis        Pte. Ltd. (Tuan                                          Residence – 2014,
              District 27   Sing Holdings)                                           Cluny Park Residence
                                                                                     – 2016
                                                                             High

   01/07/16   (4) Martin    First Bedok Land    595       480     1,240              Wallich Residence -
              Place         Pte Ltd                                                  2016
              District 9    (Guocoland)
                                                                             High

   30/09/16   (5)Fernvale   Sing                287       555     520                SingHoldings:
              Road          Development                                              Waterwoods – 2016
              District 28   (Private) Limited
                            and Wee Hur                                              Wee Hur Holdings:
                            Development                                              Mega@Woodlands –
                            Pte. Ltd                                                 2018
                                                                             High

   There continued to be demand for
   new land, even in areas with
   outstanding supply
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  2016 Government Land Sales Highlights

  Land parcels that were snapped up were located in areas with outstanding
  supply, in both mature and non-mature estates.

           Jalan Kandis (D 27)                                       Fernvale Road (D 28)
    Sembawang Planning Area                                          Sengkang Planning Area
      Median PSF vs 2H’15: +6%                                       Median PSF vs 2H’15: +1%
       12 Nearby projects with                                       36 Nearby projects with unsold units
                   unsold units

                                                                       New Upper Changi Road (D 16)
                                                                       Bedok Planning Area
                                                                       Median PSF vs 2H’15: -3%
                  Martin Place (D 9)                                   3 Nearby projects with unsold units
               Tanglin Planning Area
            Median PSF vs 2H’15: -2%           Siglap Road (D 16)
             48 Nearby projects with         Bedok Planning Area
                          unsold units   Median PSF vs 2H’15: -3%
                                           3 Nearby projects with
                                                      unsold units

Source: Singstat, URA, DREA Analytics

  However, these sites are in areas
  where median PSF prices are
  stabilizing
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  Strength of the SGD against neighboring currencies
      Bloomberg Consensus FX/SGD
      0.05

      0.00

      -0.05

      -0.10

      -0.15

      -0.20
                    AUD    -10%
      -0.25         MYR    -10%

                    PHP    -13%
      -0.30
                    CNY    -14%
      -0.35         INR    -24%
                    IDR    -38%
      -0.40
          2020                                                  2025            2030

          Sources: Bloomberg

      While real estate prices are largely driven by regulatory policies and local market
      supply and demand, FX plays a part in foreign investor demand. Despite the various
      stamp duties and taxes that have been introduced over the past few years to curb an
      overheated market, demand from non-resident buyers have continued to grow.

      Consensus FX views from currency analysts suggest that the Sing-dollar will continue to
      appreciate against the Indonesian Rupiah, Indian Rupee and Chinese Yuan among
      others. For non-resident Indonesian, Indian and Chinese buyers, the strength of the
      Sing-dollar going forward could make Singapore hard-assets such as properties an
      attractive asset class for capital preservation. Combined with the fact that the
      Singapore residential property market is already bottoming-out and stabilizing, foreign
      investors are indeed still taking an interest in Singapore properties – notwithstanding
      the different taxes and stamp duties that are already in place.

 Strengthening of the SGD against
 neighbouring currencies could make
 Singapore property a compelling asset class
 for foreigner buyers despite property curbs
Powered by DREA                                                                     *Refer to Appendices for name of districts

                                       Profitability of Resale Transactions
                   7,999                                                                                               Sold at a gain (> 5%)
                                                                                                                       Sold at a loss (> 5%)
                           6,952
                                                                                                                       0-5% gain/loss
                                   6,351
                                                                   5,732                                               Holding Period >10 years

                                            4,807        4,694

                                                                               3,267
                                                                                                                                                2,950
                                                                                                                               2,671    2,601
                                                                                                                  2,422
                                                                                         2,145           2,169
                                                                                                 1,872

                   1H10     2H10    1H11      2H11         1H12        2H12     1H13      2H13    1H14   2H14      1H15        2H15     1H16    2H16
  Sold at>5%
                   49%      50%      56%      58%          59%         60%         62%    61%     61%     56%      58%         54%       46%      42%
  gain
  Sold at >5%
                    4%       3%      3%        3%           4%         3%          4%      5%      5%     6%         9%        11%       12%      12%
  loss
  0-5%
                    5%       5%      5%        4%           5%         5%          4%      4%      6%     7%         7%        10%       13%      14%
  gain/loss
  Holding
                   42%      41%      36%      34%          32%         32%         30%    30%     28%     30%      26%         25%       29%      32%
  Period >10yrs
  Total resale     8037     6965    6409      4808         4697        5732     3267      2145    1872   2169      2422        2671     2601    2957

         Top 10 districts with highest volume of loss-making resale transactions (2H16)
                            74
                                                                                                         >50% Loss             20-30% Loss
                                      67
                                                                                                         40-50% Loss           10-20% Loss
                                                    56
                                                                                                         30-40% Loss
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                                               Holding Period
                               For those transactions sold at a “Loss” in 2016

                                                                                                Units sold at a loss while
                        Even some units
                        bought during the
                                                                                                 still within the window
                        crisis low of 2008 /                                                           that attracts seller
                        2009 were being                                                                        stamp duty
                        sold at a loss

             10 years + 8 - 9 years 7 - 8 years 6 - 7 years 5 - 6 years 4 - 5 Years 3 - 4 Years 2 - 3 Years 1 - 2 Years < 1 Year

  Year of
  Purchase    < 2007      2008        2009       2010        2011        2012       2013         2014       2015       2016

    For the 3rd consecutive years, we see an increase in the number of units being sold at a
    loss – including units that are still within the Seller Stamp Duty Window

    Comparing resale transaction prices with their original purchase price, we see a continued
    increase in cases where owners were willing to sell at a loss. Most of these are units sold at
    a loss of up to 20%. Districts 9, 10 and 15 came out top in terms of loss making resale
    transactions for 2016.

    Although most of the loss making transactions accrue to units bought in the peak years of
    2011 and 2012; a truly concerning observation is that a good proportion of these loss
    making resale transactions are done within the SSD window.

    Of these loss-making
    transactions, some are units sold
    within the window that are still
    liable for seller stamp duty
Powered by DREA

      Did you know?

       DREA shows you prices of properties immediately
       around you. Simply flip out drea.sg on your mobile
       with location services turned on the next time you
       are in a housing estate which you like
Powered by DREA

          Which properties should
             you look out for?

  -
Powered by DREA

 Opportunities for sub-million dollar units
 1000-1500 square feet,
Powered by DREA

  Resale Opportunity where there is meaningful room for negotiation
  Buyers should zoom in on untenanted resale units originally bought in 2013 for investment purposes
  and negotiate hard for a good deal
  In 2017, we estimate that ~20K units will be approaching the end of their 4-year SSD lock up period.
  More importantly, 2013 was the year where prices peaked. With vacancy rates at an all time high,
  some property investors are finding themselves stuck with vacant, untenanted units. For those who
  bought into the market in 2013, 2017 is the year to cut losses without attracting SSD. This presents an
  attractive opportunity for buyers today to negotiate hard.

                                           Units bought in 2013 that have yet to be resold
                                   3000

                                   2250
                 Number of Units

                                   1500

                                    750

                                      0
                                          19 18 10 13 23 16 15 20 22 9 3 17 14 5 12 21 7 4 11 27 2 28 8 1 26 25 6
                                                        District
   Buyers looking for resale units may also want to zoom in on units bought in 2009, where existing
   owners are likely still sitting on meaningful capital gains
   On the flip side, while the general market sentiment remains soft at the moment, home owners who
   bought in the crisis low of 2009 are sitting on significant capital gains. We estimate that there are
   ~16,000 which were bought in 2009 and have never been resold.

                                           Units bought in 2009 that have yet to be resold
                                   2250

                                   1800
         Number of Units

                                   1350

                                   900

                                   450

                                     0
                                          9 10 15 12 16 11 19 18 5 23 22 3 20 21 17 4 14 13 26 1 8 25 7 27 2 28 6
                                                                          District

    Buyers should zoom in on resale
    units bought in 2009 and in 2013
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  Resale Opportunity where there is meaningful room for negotiation

         District            Condo                   Number of      District           Condo                     Number of
                                                     units bought                                               units bought
                                                     in 2013 and                                                in 2009 and
                                                     not yet                                                   not yet resold
                                                     resold

         19 (Hougang,                    La Fiesta       611        9 (Orchard,                      Sophia        197
         Punggol)
                                                                    Cairnhill, River             Residence
                                                                    Valley)
                                         Jewel @         346                                   Martin Place        156
                                        Buangkok                                                Residences

         18 (Tampines,                     D’Nest        799        10 (Bukit                        Parvis         87
         Pasir Ris)                                                 Timah,
                                                                    Holland,
                                                                    Tanglin)
                                           Q Bay         551                                          Cyan          81
                                      Residences

         10 (Bukit Timah,               D’Leedon         696        15 (Katong,                   Silversea         67
         Holland, Tanglin)                                          Joo Chiat)

                                              RV          68                                    One Amber           66
                                      Residences

         13                          Bartley Ridge       714        12 (Balestier,                  Trevista       225
         (Macpherson,                                               Toa Payoh,
         Braddell)                                                  Serangoon)
                                          Sennett
                                      Residences         284                                       The Arte        206

         23 (Bukit                         Hillion       220        16 (Bedok,                    Optima @         167
         Panjang, Choa                Residences                    Upper East                 Tanah Merah
         Chu Kang)                                                  Coast Road,)
                                             Eco         203                                     Waterfront
                                        Sanctuary                                                   Waves          157

    We highlight a shortlist of
    properties where sellers are well
    positioned to negotiate and
    could offer a good deal
Powered by DREA

        Did you know?

      DREA allows your to search for both information and
      listings naturally just by asking.

      Try the following:

      “Find me a 1 bedroom in Novena with yield of >3%”
Powered by DREA

 Top 10 schools in Singapore and the price of properties within 1KM
 Prices of properties (PSF) within 1km radius of Top 10 Primary Schools1 in Singapore
 (1,000 – 1,500 sqft unit)
                                                                                               Median

                    Paya Lebar 597            1,011            1,770             Min – Yeley Building
                 Methodist Girls’                                                Max – Park Residences Kovan

                   Pei Hwa           590      1,050           1,430              Min – Kismis Court
                   Presbyterian                                                  Max – Jardin

                                                                                 Min – Bedok Court
                St. Hilda Primary 680          970           1,150
                                                                                 Max – Riviera Residences

                                     780       1,030          1,170              Min – Park West
               Nan Hua Primary
                                                                                 Max – Freesia Woods

                                     790       1,040           1,310             Min – Parc Vista
                  Rulang Primary
                                                                                 Max – The Lakefront Residences

             Henry Park Primary       940         1,300               1,450      Min – Pandan Valley
                                                                                 Max – The Marbella

                                      1,170            1,400             1,830   Min – Watten Estate Condominium
               Nanyang Primary                                                   Max – Gallop Green

                                      1,070          1,110           1,390       Min – Crescendo Park
                        Tao Nan
                                                                                 Max – Bedok Residences

            Raffles Girls’ Primary    1,040           1,300            1,500     Min – Dover Parkview
                                                                                 Max – The Ford @ Holland

                                      1,070            1,620            2,370    Min – Ferrell Residences
                    ACS Primary
                                                                                 Max – Robin Residences

  For families with children, one concern regarding home location would be the schools near it. In
  Singapore, enrolment in top primary schools can get really competitive. In some cases, parents sign up
  to volunteer for the school a few years before their children start their primary education. However, one
  key factor that determines a child’s eligibility and possibility of getting into a prestigious primary school
  would be the Home-School Distance.
  1. Top 10 schools determined based on extensive qualitative research across various Singapore
  parenting forums

  For parents, there are actually
  many options for living within 1 Km
  from a top 10 school
Powered by DREA

 Looking to buy: “Best value” homes near to Top 10 Schools
  PSF prices of homes within 1km radius of Top 10 Primary Schools in Singapore
  (1,000 – 1,500 sqft unit)

         Dover Parkview          768                1,105         0.88km to Raffles Girls’

             Faber Crest         832               888            0.65km to Nan Hua

                                 1,071              1,071         0.73km to Henry Park
          Pandan Valley
                                                                  1.13km to Raffles Girls’

                  The Infiniti   928                988           0.68km to Nan Hua

                                 956       1,100                   0.91km to Nanyang
  D’Chateau @ Shelford
                                                                   2.77km to ACS Primary

                                 1,003     1,003                  0.33km to Nanyang
     Coronation Arcade                                            2.28km to Raffles Girls’

        Crescendo Park           1,052              1,075
                                                                  0.93km to Tao Nan Sch

                                 1,134               1,203        0.44km to Henry Park
                  Quinterra
                                                                  0.87km to Raffles Girls’

                                 1,216                   1,258    0.63km to Henry Park
             Ridgewood                                            0.98 to Raffles Girls’

                                                            Sources: DREA, URA, Parenting forums

   For buyers, here are some of
   the “best-value” properties
   near top 10 primary schools in
   Singapore
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 Looking to rent: “Best value” rental homes near to Top 10 Schools
  Monthly rental prices of condos within 1km radius of Top 10 Primary Schools
  (1,000 – 1,500 sqft unit)

          Southaven I     2,200              2,800                0.91km to Pei Hwa

                                                                  0.73km to Henry Park
       Pandan Valley      2,400                         4,200     1.13km to Raffles Girls’

                                                                  0.93km to Tao Nan Sch
      Crescendo Park      2,100               2,900

                                                                  0.85km to Nanyang
                                                                  2.73km to ACS Primary
          Kellett Court   2,500                3,100

                                                                  0.81km to Nan Hua
        Freesia Woods     2,500                         4,200     0.90km to Pei Tong

                                                                  0.83km to Henry Park
          Astor Green      2,700                3,300             1.02km to Pei Tong

                                                                  0.63km to Henry Park
          Ridgewood       2,200                3,000              0.98 to Raffles Girls’

                                                                  0.44km to Henry Park
             Quinterra       3,700                       4,400    0.87km to Raffles Girls’

                                                           Sources: DREA, URA, Parenting forums

     For tenants, here are some of the
     “best-value” rental properties
     near top 10 primary schools in
     Singapore
Powered by DREA

 Looking to rent: Homes with great access and amenities nearby
 Rental - Value-for-money rental properties with great access and amenities
 (across all sizes)
Powered by DREA

 Top 15 most searched properties on Google as of December 2016

                  Condo Name             District
                  Gem Residences         12 – Balestier/Toa Payoh

                  Sims Urban Oasis       14 – Geylang/Eunos

                  Principal Garden       3 – Queenstown/Tiong Bahru

                  Kingsford Waterbay     19 – Hougang/Punggol/Sengkang

                  Star of Kovan          19 – Hougang/Punggol/Sengkang

                  D'Leedon               10 – Tanglin/Holland

                  Cairnhill Nine         9 – Orchard/River Valley

                  Lake Grande            22 – Boon Lay/Jurong/Tuas

                  Sol Acres              23 – Bukit Batok/Bukit Panjang

                  Treasure Crest         19 – Hougang/Punggol/Sengkang

                  Wandervale             23 – Bukit Batok/Bukit Panjang

                  Leedon Residence       10 – Tanglin/Holland

                  Twin Peaks             9 – Orchard/River Valley

                  High Park Residences   19 – Hougang/Punggol/Sengkang

                  Thomson Impressions    20 – Bishan/Ang Mo Kiao

  Sources: Google Adwords,
  DREA Analytics

   This is a list of top 15 Singapore
   private properties which are most
   searched on Google
Powered by DREA

  Did you know?

    DREA rates individual properties and awards badges to
    developments based on their unique attractiveness
Powered by DREA

          Special Feature:
        What about Malaysian
             Properties?
  -
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      Opportunities in other markets
      The challenging Singapore Property Market has left many investors wondering
      whether they should be considering overseas real estate investments instead.
      However, investing in property overseas is often tricky and could expose
      investors to significant risk if they are not careful.

      For starters, here are a few things to consider when examining your prospects

           Regulatory Risk – Understand regulations and restrictions
           It may be enticing to park your wealth in overseas property, especially
           when marketing agencies are touting high, or even guaranteed capital
           gains and yield. However, foreign ownership restrictions, leverage limits for
           foreign buyers, hidden stamp duties and property taxes are all critical
           aspects that must not be overlooked.

           Market Risk – Critically research local market conditions
           Property is a local game and investors should carefully assess local market
           conditions. Do note that price trends – which are the most commonly
           available form of analyses out in the market – are ultimately backward
           looking measures.

           Often, investors over-emphasize backward-looking research materials
           which are the most available or the most common, but do not spend
           sufficient time on elements that matter a lot more. Upcoming supply,
           vacancy, financial health of developers (especially for uncompleted
           projects) and potential changes in property market regulations are all
           highly critical but often overlooked.

           Currency Risk – Understand macro and get independent advice
           Even savvy property investors fall prey to currency risk. Some neglect FX
           risk and overlook the importance of matching assets and liabilities. At the
           same time, there are also investors who do not fully appreciate the
           implications of interest rate parity and hedge when they really shouldn’t.

           When evaluating currency risk, investors should note that consensus views
           are simply consensus and are no better than an informed and educated
  There are opportunities outside of
           guess. One should also be mindful about whether to take advice on FX risk
           from agents and brokers who are economically incentivized to close a
  Singapore and DREA’s future reports will
           property deal or a currency hedge.

  give   in-depth
    We shall               analysis
             examine the three            of factors
                               aforementioned theusing
                                                     markets       in
                                                       the Malaysian

  our  neighboring
    property                    countries
             market as an example.
                                                               40
Powered by DREA

      Regulation
      Like most other South-East Asian markets, Malaysia has property regulations that are
      specific to foreign investors. However, property regulations in Malaysia are generally
      pro-foreign investor. The recent rollout of the "Malaysia My Second Home" (MM2H)
      programme has been much emphasized as a tool for incentivizing foreign buyers to
      invest in Malaysian property.
                                     Singapore                     Malaysia                        Indonesia

      Eligibility of purchase

      Local Buyer                    Landed and non-landed         No restrictions for             No restrictions
                                     residential                   Bumiputras
                                                                   Certain restricted
                                                                   properties for other citizens

      Foreign Buyer                  Non-landed residential only   Minimum price dependent         Minimum price dependent
                                                                   on specific state; generally    on specific state. In Jakarta,
                                     Purchase of landed-           minimum value of MYR 1          minimum price of at least
                                     residential property          million                         10 billion rupiah
                                     subjected to special
                                     approval                                                      Only one leasehold, non-
                                                                   No limits on maximum            landed residential property
                                                                   number of properties            of up to 80 years for
                                                                   although certain property       expatriates for qualified
                                                                   types are restricted for        foreigners with a KITAS
                                                                   foreigners such as those        working visa.
                                                                   allocated to Bumiputra

       Selling Criteria              Non-landed Residential –      No restrictions                 Any qualified foreigner or
                                     Foreigners and                                                any local
                                     Locals Landed Residential –
                                     Locals only

      Taxes and stamp duties
      Buyer’s Stamp Duty:            BSD:
      Local Buyer (1st Property)     1% on first 180K
                                     2% on next 180K
                                     3% on remainder

      Buyer’s Stamp Duty:            BSD:                          1% on the first MYR 100K        5% (transfer tax)
      Foreign Buyer (1st Property)   1% on first 180K              2% on the next MYR 400K         1% (Tax on purchase of
                                     2% on next 180K               3% on remainder                 land deed)
                                     3% on remainder                                               1% (Legal Fees)
                                     + 15% ABSD                                                    0.2% (Registration Fee)

  Malaysia’s property market
  regulation appears to be “Pro-
  foreign” at the moment
                                                                                                              41
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      Market Dynamics
      Demand for property purchase in Malaysia has softened since 2012. Not
      withstanding efforts to spur demand from foreign investors, volume of
      transactions in the >1m category has been on a decline.

     Txn Vol (‘000)                                         RM:          > 1M       250K - 1M      < 250K

                      85.7   87.4   87.7   88.4
                       3.1    3.5   3.5     4.2           77.9    74.5     76.1
               69.7                                71.7                             71.1   68.2
                                                          5.1      5.1      5.7
       60.5    2.9                                 4.1                              4.7     4.7
        2.3                                                                                        53.8
                                                                                                    3.9

      1H10            1H11          1H12          1H13            1H14              1H15           1H16

        Average price per unit for foreign-eligible property (>1M)
Average Price
                                                    Avg prices have been flat in nominal terms,
(in millions RM)                                    meaning that properties have declined in
                                                    value in real terms (i.e. inflation adjusted)
      2.5

      2.0                                                                                              In RM

      1.5

      1.0
                                                                                                       In SGD
      0.5

      0.0
        1H10          1H11          1H12          1H13           1H14             1H15          1H16

  Avg. price of Malaysian properties
  have not appreciated in value
  since 2010 – both in Real Terms
                                 42
  and on a SGD basis
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      Opportunities in Malaysia
  Percentages of sold and unsold units in different States                                                                                                                                                  Total Units
                                                                                                                                                                                                            Launched
                  Johor                       31%                                                                                   69%                                                                     1,675
               Perak              19%                                                                                   81%                                                                                 1,589
            Selangor              16%                                                                                 84%                                                                                   1,349
             Pahang                                                      53%                                                                              47%                                               1,264
              Kedah         12%                                                                                      88%                                                                                    1,129
    W.P. Kuala Lumpur       13%                                                                                      87%                                                                                    1,068
              Melaka                                          42%                                                                                58%                                                        787
             Sarawak       11%                                                                                       89%                                                                                    632
            Kelantan               22%                                                                                    78%                                                                               390
         Terengganu               19%                                                                                   81%                                                                                 334
      Negeri Sembilan                         30%                                                                               70%                                                                         269
         Pulau Pinang                                              46%                                                                              54%                                                     120     Sold
       W.P. Putrajaya                                                                                 94%                                                                                          6% 49            Unsold

               14,000
                                                                                                                                                Units Launched and Sold

               12,000                                                                                                                           Completed but Unsold
                                                                                                                                                Under Construction Unsold
               10,000                                                                                                                           Not Constructed Unsold

                  8,000

                  6,000

                  4,000

                  2,000

                     0
                                                                                          Pahang

                                                                                                                                                                                  W.P. Putrajaya
                                                                                                           Sarawak

                                                                                                                                                 Melaka
                                                                   Pulau Pinang

                                                                                                   Kedah

                                                                                                                                                                                                   Perlis
                                   Selangor

                                                                                                                                                          Kelantan
                          Johor

                                                                                                                                                                     Terengganu
                                                                                  Perak

                                                                                                                      Sabah

                                                                                                                              Negeri Sembilan
                                               W.P. Kuala Lumpur

  There continues to be a risk of
  over-supply and many properties
  are still pending construction
                                                                                                                                                                                                   43
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                  APPENDICES

  -
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                  A Guide on the
                  Buying Process

  -
Powered by DREA

          Resale private property buying process

                        Steps                  Things to look out for                                     Cash flow

                                               •   Give banks a whole set of documents so you don’t
                                                   get surprises when you raise an actual loan request
               Obtain AIP (“Approval In
 T-90      1   Principal”) from a bank         •   Understand cash flow requirements, deadlines, None
               Valid for 30-90 days                mode of payment of different fees (e.g. ABSD has to
                                                   be paid in cash first) and the different policies that
                                                   may restrict you from getting a loan (e.g. TDSR, LTV)

                                               •   Do your research however note that some intangible
                                                   factors may not be quantifiable
 T-90      2                                   •   DREA.sg provides various information in one place so         None
               Research on condos                  as to make it easier to research on homes
                                               •   Confirm with your bank beforehand that they will be
                                                   able to issue a bank loan letter of offer within 14 days
                                                   of exercise of option

                                               •   Be careful not to download an Offer to Purchase
               Decide on a condo and make          from unverified sources – not all documents are valid
               Offer to Purchase                   In Singapore, and not all terms and clauses are in
                                                                                                         1% Option
           3                                       line with market norms in Singapore
 T                                                                                                       fee in
               Pay Option fee (1% of property•     Specify which fixtures are included and whether you
                                                                                                         Cash
               price)                              are buying with tenancy in the Offer to Purchase
                                               •   If buying with tenancy, it is advisable to review the
               Option to Purchase issued by        rental contract and look out for tenant escape
               Seller and is valid for 14 days     clauses

                                               •   Hire an experienced lawyer                         4%
               Exercise Option to Purchase     •   Lawyers will do title search for the buyer
               and pay 4% Exercise fee                                                                Exercise
           4                                   •   Check for major external environment changes fee in
 T+14
                                                   before paying exercise fee                         Cash
                                               •   Buyers have the right to cancel Option to purchase
                                                   under specific circumstances

                                                                                                              First 180,000: 1%
               Pay Stamp Duty and/or         •     Stamp duty has to be paid in cash first                    Next 180,000: 2%
T+28       5   Additional Buyer’s Stamp Duty                                                                  Remainder: 3%

                                                                                                              15% down-
               Pay Remaining down
 T+84                                                                                                         payment in
           6   payment
 -                                                                                                            Cash and/ or
 T+ 108                                                                                                       CPF

     When buying a resale property in
     Singapore, do take time to plan and take
     note of the above
                                                                                                                          46
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         New launch sale buying process

                                                    Things to look out for                                    Cash flow

                                              • Give banks a whole set of documents so you don’t
               Obtain AIP (Approval In           get surprises when you raise an actual loan request
 T-90      1   Principal) from a bank (valid for Understand cash flow requirements, deadlines,
                                              •
                                                                                                               None
               30-90 days)                       mode of payment of different fees (e.g. ABSD has to
                                                 be paid in cash first) and the different policies that
                                                 may restrict you from getting a loan (e.g. TDSR, LTV)

                                                •     Do your research however note that some intangible
                                                      factors may not be quantifiable
 T-90      2   Research on condos               •     Confirm with your bank beforehand that they will be None
                                                      able to issue a bank loan letter of offer within 14 days
                                                      of exercise of option

                                                •     Many buyers have already paid the option fee
               Decide on a new launch                 before realizing that they are unable to get a bank      5-10%
 T         3                                          loan due to TDSR, LTV or other loan restrictions         Option
               Sign Option to Purchase          •     AIP is very important, buyers are recommended to fill    fee in
                                                      out the actual application form and provide the full     Cash
                                                      set of documents

 T+14                                           •     Option to purchase is valid for 3 weeks from delivery
           4   Sale & Purchase Agreement
  to                                                  of S&P                                                -
               (S&P) to be delivered to buyer
 T+21

               Sign S&P Agreement and return•         If buyers decide to not exercise the option, they can
Before     5   to developer
T+35                                                  be refunded up to 75% of the option fee paid -
                                                      (market norm)
               Pay Remaining down
               payment (Some developers
               may allow payment to be          •     Different developers require down payment to be 10-15% down
               made within 8 weeks of                 paid at different times – buyers should check with the payment in Cash
               signing of OTP)                        developer of the condo                                 and/or CPF

               Pay Stamp Duty and/or                                                                          First 180,000: 1%
           6   Additional Buyer’s Stamp Duty •        Stamp duty has to be paid in cash first                 Next 180,000: 2%
 T+49
                                                                                                              Remainder: 3%

     COMPLETION

     When buying a newly launched property in
     Singapore, do take time to plan and take
     note of the above
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                  For buyers - Tips and things to look out for
       AIP and Mortgage Loans – Confirm loan eligibility before paying option fees
       For buyers, it is recommended to fill out the actual AIP application and provide
       the bank a complete set of documents. AIP can be conducted in written
       format or verbally, and is only based on the information the buyer provides the
       bank. The loan amount stated in the AIP is not a guaranteed amount offered
       to the buyer. Banks may end up making very different assessments on a
       borrower’s eligibility if the original AIP is based on incomplete information.
       Providing a complete set of documents allows for a more accurate estimate
       of the amount that the bank is willing to lend.

       There have been instances where buyers obtain an AIP based on verbal or
       incomplete information that they provide. After paying the option fee, they
       realize that they are eligible for a much lower loan amount than what was
       stated in the AIP. These buyers may have to forfeit the option fee that they
       have paid if they are not able to fully finance the house. Hence, buyers should
       always ensure that they are truly qualified to secure a loan before paying for
       the option fee – and to avoid any unpleasant surprises.

       Cash flow requirements and housing policies – Plan your finances and budget
       Buyers are also advised to work out all the cash flow requirements, deadlines,
       modes of payment, and their ability to pay the relevant charges and loans. For
       example, some buyers may not be aware that Stamp Duty has to be paid in
       cash first, before getting a refund from their CPF (for Singapore Citizens and
       Permanent Residents). In such cases, when cash needs cannot be met, the
       buying process becomes problematic. Buyers should therefore read up on
       housing policies, cash flow requirements and carefully plan their finances and
       budget before committing to a home purchase

       Research – It is not just about prices and some things cannot be quantified
       When researching on a property, there are many things to look out for. While
       some information such as prices and distance to MRT stations can be
       expressed in numbers, many other factors such as furnishing, facing, and
       surroundings cannot be quantified. However, these factors are equally
       important in determining whether a unit is a good deal. DREA’s property pages
       summarize everything you need to know, from prices to on the ground reviews.

  Remember to do your research on
  cash flow requirements and
  policies before committing to a
  purchase
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                  For buyers - Tips and things to look out for

       Ownership Check – Do so before paying the Option Fee
       Before paying the 1% Option Fee, buyers should do an ownership check on the
       property to ensure that the seller actually owns the property. While cases like
       these aren’t very common in Singapore, it’s always better to be safe than
       sorry. Ownership checks can be easily done through SLA’s web portal.

       Offer to purchase – Be specific with what is required and get help if possible
       We typically recommend getting a property agent to assist you with all the
       paperwork however it is possible to do it on your own. For Buyers purchasing a
       unit without an agent’s help, do a thorough read and review of your Offer to
       Purchase letter. Some Offer to Purchase templates found online may not be
       valid in Singapore. Even if these templates are valid, some clauses in the
       templates may not be the norm for the Singapore property market, and buyers
       may end up losing out.

       The Offer to Purchase letter is also important because it specifies the “wants”
       of the buyer. In the Offer to Purchase, buyers should state all the fixtures and
       requirements that they want and expect to have. For example, the in-build
       oven in the kitchen. It also sets the basis for negotiation.

       Purchase of units with tenancy – Always fact check the tenancy agreement
       When purchasing a unit with tenancy, buyers are always advised to review the
       tenancy agreement and look out for clauses that might potentially be a
       problem. For instance, buyers should look out for any escape clauses which
       would allow an existing tenant to terminate the contract at any time. In
       addition, it is advisable to fact check the rental rate to see if it is inline with
       market prices.

       Pictures – They can be helpful for resolving disputes
       One tip for buyers when purchasing a resale property, is to take detailed
       pictures of the unit before paying the option fee. This is useful in the event that
       problems such as faulty power outlets or cracks in the wall are found after
       moving in. With pictures as evidence, many arguments can be avoided.

  Read through your Offer to
  Purchase letter and review the
  rental contact (if buying a unit
  with tenancy)
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                                    Cooling Measures

                   Introduced Sellers Stamp Duty (“SSD”) for private residential property
         Feb’10    Lowered Loan-to-Valuation (“LTV”) from 90% to 80% for private property

                   Further increased holding period of SSD from 1 to 3 years with graduated
                    stamp duty
        Aug’10     Increased minimum cash payment to 10% for buyers with >1 loan
                   Decreased LTV for multiple mortgage holders from 80% to 70%
                   Increased SSD period from 3 to 4 years and increased rates (1st yr – 16%
                    (from 3%), 2nd yr – 12% (from 2%), 3rd yr – 8% (from 1%) and 4th yr – 4% (from
         Jan’11     0%)
                   Lower LTV for non-individual purchasers (50%) as well as individuals (60%)

                   Introduction of Additional Buyers Stamp Duty (“ABSD”)
                      10% for foreigners and non-individual buyers
        Dec’11        3% for PRs buying ≥ 2 properties and Singaporeans buying ≥ 3
                        properties

         Sep’12    Issuance of new guidelines for shoebox units

                   Further LTV restrictions:
                     Loan tenure capped at 35yrs for individual and non-individual buyers
                     LTV for non-individual buyers lowered to 40%
         Oct’12
                     For 2nd mortgage loan borrowers and above, LTV lowered to 40% for
                       loans >30 years or extend beyond 65
                     LTV of 60% for first time borrowers beyond 65
                   Increased ABSD for Singaporean buyers (1st home – 0%, 2nd home – 0% to
                    7%, 3rd home – 3% to 10%)
                   Increased ABSD for Singapore PRs (1st home – 0% to 5%, ≥ 2nd home – 3%
                    to 10%)
         Jan’13    Increased ABSD for Foreigners (≥ 1st home: 10% to 15%)
                   1st loan LTV – 80%, 2nd – 50%, ≥ 3rd – 40%; LTV will be even lower for loan
                    tenure of more than 30 years or where borrower is >65 years
                   Increased cash downpayment for 1st property to 5% - 10% and 2nd to 10%
                    - 25%
                   New total debt servicing ratio (“TDSR”)
                     Maximum total debt limit of 60% taking into account monthly
         Jun’13       repayment for property loan and other debt obligations
                     Apply a haircut of 30% to all variable rental income and amortise
                      value of eligible financial assets when computing TDSR

  The Singapore government has
  introduced several cooling
  measures over a period of 3 years
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  Districts in Singapore

        D1 Boat Quay / Raffles Place / Marina             D15 East Coast / Marine Parade

        D2 Chinatown / Tanjong Pagar                      D16 Bedok / Upper East Coast

        D3 Alexandra / Commonwealth                       D17 Changi Airport / Changi Village

        D4 Harbourfront / Telok Blangah                   D18 Pasir Ris / Tampines

        D5 Buona Vista / West Coast / Clementi New Town   D19 Hougang / Punggol Seng Kang

        D6 Cityhall / Clarke Quay                         D20 Ang Mo Kio / Bishan / Thomson

        D7 Beach Road / Bugis / Rochor                    D21 Clementi Park / Upper Bukit Timah

        D8 Farrer Park / Serangoon                        D22 Boon Lay / Jurong / Tuas

        D9 Orchard / River Valley                         D23 Bukit Batok / Bukit Panjang

        D10 Tanglin / Holland                             D25 Admiralty / Woodlands

        D11 Newton / Novena                               D26 Mandai / Upper Thomson

        D12 Balestier / Toa Payoh                         D27 Sembawang / Yishun

        D13 Macpherson / Potong Pasir                     D28 Seletar / Yio Chu kang

        D14 Eunos / Geylang / Paya Lebar
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                       Median PSF Price change by district (2H 2016 vs 2H 2015)
                      For private non-landed residential properties between
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                        Median PSF Price change by district (2H 2016 vs 2H 2015)
                     For private non-landed residential properties between 500-1000 SQFT
                                                                                 vs 2H 2015

                            D9 Orchard / River Valley                                                        18.6%

                        D26 Mandai / Upper Thomson                                                      13.2%

                  D19 Hougang / Punggol Seng Kang                                                    11.2%

              D1 Boat Quay / Raffles Place / Marina                                                  10.8%

                       D16 Bedok / Upper East Coast                                              8.4%

                        D22 Boon Lay / Jurong / Tuas                                             8.3%

                               D11 Newton / Novena                                               8.0%

                           D28 Seletar / Yio Chu kang                                         4.3%

                   D14 Eunos / Geylang / Paya Lebar                                           4.0%

                            D12 Balestier / Toa Payoh                                    1.1%

   D5 Buona Vista / West Coast / Clementi New Town                                       1.0%

              D21 Clementi Park / Upper Bukit Timah                                      0.3%

                            D27 Sembawang / Yishun                                       0.2%

                     D3 Alexandra / Commonwealth                                         0.1%

                              D18 Pasir Ris / Tampines                                   0.0%

                       D23 Bukit Batok / Bukit Panjang                           -0.3%

                      D13 Macpherson / Potong Pasir                              -0.4%

                           D8 Farrer Park / Serangoon                           -1.3%

                      D2 Chinatown / Tanjong Pagar                             -2.8%

                  D20 Ang Mo Kio / Bishan / Thomson                            -3.0%

                     D15 East Coast / Marine Parade                        -3.4%

                                D10 Tanglin / Holland                    -5.7%

                          D25 Admiralty / Woodlands                    -8.2%

                  D17 Changi Airport / Changi Village                  -8.3%

                     D4 Harbourfront / Telok Blangah          -15.8%

                     D7 Beach Road / Bugis / Rochor -23.7%

                                                                                   Sources: URA, Realis, DREA
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                        Median PSF Price change by district (2H 2016 vs 2H 2015)
                    For private non-landed residential properties between 1000-1500 SQFT
                                                                                  vs 2H 2015

                      D2 Chinatown / Tanjong Pagar                                                          21.9%

                          D8 Farrer Park / Serangoon                                                    17.8%

                            D9 Orchard / River Valley                                                   17.8%

                           D28 Seletar / Yio Chu kang                                           10.5%

                   D14 Eunos / Geylang / Paya Lebar                                         6.9%

                            D12 Balestier / Toa Payoh                                    4.9%

                              D18 Pasir Ris / Tampines                                   4.7%

                            D27 Sembawang / Yishun                                       4.7%

              D1 Boat Quay / Raffles Place / Marina                                      4.5%

                     D4 Harbourfront / Telok Blangah                                     4.0%

                     D7 Beach Road / Bugis / Rochor                                      3.9%

                      D13 Macpherson / Potong Pasir                                 2.2%

                          D25 Admiralty / Woodlands                                 2.2%

              D21 Clementi Park / Upper Bukit Timah                               0.1%

                     D15 East Coast / Marine Parade                               0.1%

                               D11 Newton / Novena                        -0.1%

                        D22 Boon Lay / Jurong / Tuas                      -0.5%

                  D19 Hougang / Punggol Seng Kang                       -1.8%

   D5 Buona Vista / West Coast / Clementi New Town                      -1.9%

                       D16 Bedok / Upper East Coast                     -2.1%

                                D10 Tanglin / Holland                   -2.3%

                  D20 Ang Mo Kio / Bishan / Thomson                -4.2%

                     D3 Alexandra / Commonwealth                  -4.6%

                       D26 Mandai / Upper Thomson                 -5.2%

                  D17 Changi Airport / Changi Village           -7.2%

                       D23 Bukit Batok / Bukit Panjang -13.8%

                                                                                   Sources: URA, Realis, DREA
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                        Median PSF Price change by district (2H 2016 vs 2H 2015)
                    For private non-landed residential properties between 1500-2000 SQFT
                                                                                  vs 2H 2015

                            D12 Balestier / Toa Payoh                                                       27.7%

                       D16 Bedok / Upper East Coast                                              12.7%

                            D9 Orchard / River Valley                                          9.9%

                        D22 Boon Lay / Jurong / Tuas                                    5.2%

                       D23 Bukit Batok / Bukit Panjang                                  5.0%

                               D11 Newton / Novena                                     3.7%

   D5 Buona Vista / West Coast / Clementi New Town                                     3.5%

              D21 Clementi Park / Upper Bukit Timah                                   3.1%

                           D28 Seletar / Yio Chu kang                                1.4%

                            D27 Sembawang / Yishun                                   1.2%

              D1 Boat Quay / Raffles Place / Marina                                  1.1%

                     D4 Harbourfront / Telok Blangah                                0.8%

                                D10 Tanglin / Holland                      -0.4%

                              D18 Pasir Ris / Tampines                     -0.9%

                     D3 Alexandra / Commonwealth                          -1.8%

                      D13 Macpherson / Potong Pasir                    -5.7%

                     D15 East Coast / Marine Parade                    -6.3%

                          D25 Admiralty / Woodlands             -11.0%

                      D2 Chinatown / Tanjong Pagar            -14.2%

                   D14 Eunos / Geylang / Paya Lebar          -14.9%

                  D19 Hougang / Punggol Seng Kang            -15.4%

                           D8 Farrer Park / Serangoon        -15.7%

                     D7 Beach Road / Bugis / Rochor          -15.8%

                  D17 Changi Airport / Changi Village     -17.4%

                        D26 Mandai / Upper Thomson        -18.3%

                  D20 Ang Mo Kio / Bishan / Thomson -23.7%

                                                                                   Sources: URA, Realis, DREA
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                        Median PSF Price change by district (2H 2016 vs 2H 2015)
                       For private non-landed residential properties between >2000 QFT
                                                                               vs 2H 2015

                        D22 Boon Lay / Jurong / Tuas                                                      29.6%

                              D18 Pasir Ris / Tampines                                                 23.1%

                            D27 Sembawang / Yishun                                                     21.3%

                               D11 Newton / Novena                                              5.9%

                           D28 Seletar / Yio Chu kang                                           3.9%

                       D23 Bukit Batok / Bukit Panjang                                  -1.4%

                  D19 Hougang / Punggol Seng Kang                                       -1.5%

                       D16 Bedok / Upper East Coast                                  -4.6%

                   D14 Eunos / Geylang / Paya Lebar                                 -6.6%

                            D9 Orchard / River Valley                               -6.9%

   D5 Buona Vista / West Coast / Clementi New Town                                  -7.3%

              D21 Clementi Park / Upper Bukit Timah                                 -7.9%

                     D15 East Coast / Marine Parade                                 -8.6%

                      D13 Macpherson / Potong Pasir                               -9.1%

                                D10 Tanglin / Holland                           -12.1%

                     D4 Harbourfront / Telok Blangah                            -12.5%

                  D17 Changi Airport / Changi Village                          -13.1%

                  D20 Ang Mo Kio / Bishan / Thomson                            -14.9%

                     D3 Alexandra / Commonwealth                               -15.3%

                        D26 Mandai / Upper Thomson                         -22.2%

                            D12 Balestier / Toa Payoh                 -33.1%

              D1 Boat Quay / Raffles Place / Marina -75.6%

                                                                                 Sources: URA, Realis, DREA
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