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Archive for April 16th, 2008

Parkway Life REIT makes maiden investment in Japan with S$35m deal

Posted by luxuryasiahome on April 16, 2008

Parkway Life REIT has bought a pharmaceutical product distributing facility in Japan’s Chiba prefecture for S$35 million.

The trust says the investment is yield-accretive, with a net initial yield of 5.3 per cent.

The facility, called J-REP Matsudo II, will also be used for manufacturing pharmaceutical products.

The investment is Parkway Life REIT’s first overseas venture and comes just seven months after it was listed on the Singapore Exchange.

The acquisition will be funded fully by debt, which will double the REIT’s gearing to 8 per cent.

J-REP Matsudo II is a freehold property in Matsudo City, Chiba prefecture. It is currently occupied by Inverness Medical Japan, a company involved with drug development, manufacturing, export and sales.

The two-storey building has a net lettable area of 3,240 square metres and a current unexpired lease term of nine years. – CNA/ir

Source : Channel NewsAsia – 16 Apr 2008

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Singapore Flyer officially opens

Posted by luxuryasiahome on April 16, 2008

PM Lee describes ride as ‘enjoyable and spectacular’

FIREWORKS and lasers lit up the Marina Bay skyline last night as the world’s largest observation wheel was officially opened.

Drumming up support: PM Lee (left) and Florian Bollen (right), chairman of Singapore Flyer, giving a resounding start to the attraction’s official opening

Gracing the festivities at the Singapore Flyer was Prime Minister Lee Hsien Loong, who made his first trip on board the $240 million attraction.

Speaking to reporters after a half-hour ride on board one of the 28 capsules, Mr Lee described the experience as ‘enjoyable and spectacular’.

Singapore Flyer

‘We have a beautiful city and this is a remarkable view of it,’ he said. ‘The Singapore skyline is constantly growing and changing. The Flyer is an addition to that skyline, as well as to view the city around us.

‘I’m very happy with the project. It’s on time and it has achieved what we hoped for. We are optimistic it will do very well (with regard to) passengers and become one of the busiest flyers in the world.’

Also at the opening yesterday were 350 guests, including families and the elderly from various grassroots and social welfare organisations.

The Singapore Flyer board and management also presented a $28,000 cheque to The Straits Times School Pocket Money Fund, which was received by Straits Times editor Han Fook Kwang.

The 165 m tall Singapore Flyer took over five years to conceptualise, plan and build.

It was opened to the public on March 1, after a soft launch on Feb 11 for corporate customers. The attraction is expected to draw about 2.5 million people in its first year.

It is seen as a key part of Singapore’s plan to grow tourism and attract 17 million visitors by 2015.

Source : Business Times – 16 Apr 2008

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Lehman CEO says worst is over, yet troubles ahead

Posted by luxuryasiahome on April 16, 2008

Lehman Brothers Holdings chief executive Dick Fuld on Tuesday became the third investment bank head to strike an optimistic note about financial markets this month, saying ‘the worst is behind us.’

Some investors feared Lehman could face a bank run similar to the one that forced Bear Stearns Cos to sell itself to JPMorgan Chase & Co at a rock-bottom price

Speaking at the Wall Street investment bank’s annual meeting, he said that the US economy will take ‘a number of quarters to regain its previous strength’, but that client trading activity and investor sentiment offer reasons to be optimistic.

His remarks followed similar statements by Goldman Sachs Group chief executive Lloyd Blankfein and Morgan Stanley CEO John Mack last week in which both said global markets are showing signs of working through their difficulties.

US equity investors seem to be listening – the Standard & Poor’s 500 index has risen more than 4 per cent since mid-March.

Financial markets typically rebound ahead of actual economic recoveries, but despite their optimism, investment bank chief executives have in recent weeks been reluctant to call a market bottom.

‘Maybe we’re at the end of the third quarter, beginning of the fourth quarter,’ Mr Blankfein said last week. ‘If you watch sports, sometimes there’s a lot of timeouts in the fourth quarter. It takes longer to play than any of the other quarters, and sometimes it ends in a tie and goes into overtime.’

Mr Mack, also using a sports analogy, said the sub-prime mortgage crisis was in the ‘bottom of the eighth inning or top of the ninth.’

Investment banks still face difficulties. Regulators will likely force dealers to boost their capital levels and reduce their assets relative to their borrowings, a big theme last weekend at the G7 meeting in Washington, DC.

Lehman is planning to both raise equity and reduce assets as it looks to deleverage, Fuld said on Tuesday. The investment bank sold US$4 billion of convertible preferred shares at the beginning of the month, proving it can raise capital.

That was crucial for Lehman, which some investors feared could face a bank run similar to the one that forced Bear Stearns Cos to sell itself to JPMorgan Chase & Co at a rock-bottom price.

Many investors are less concerned about investment banks’ stability now, though, after the Federal Reserve said the banks can borrow directly from the central bank.

Lehman has accessed overnight Fed financing several times, and plans to do so again on Wednesday. It does not have any borrowings outstanding as of Tuesday, Mr Fuld said.

Speaking after the annual meeting, Chief Financial Officer Erin Callan said the investment bank has found that securities that can be pledged to the Federal Reserve can also be borrowed against in short-term markets known as repo markets.

Lehman has been using various securities as collateral for borrowing at the Fed, most notably loans packaged into bonds last week. When the Fed accepts the assets, Lehman then knows it can borrow against the assets in repo markets, she said.

Last week, Lehman packaged US$2.8 billion of unsold loans into bonds, about US$2.26 billion of which were investment-grade.

The bank then used some of the investment-grade bonds as collateral in borrowing from the Fed.

Separately, Lehman Brothers said shareholders approved the company’s directors for a year term. All Lehman directors are elected annually. — REUTERS

Source : Business Times – 16 Apr 2008

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Dent in Singapore investor optimism

Posted by luxuryasiahome on April 16, 2008

An ING Asia-Pacific survey shows investor sentiment dived 35% in the first quarter, the biggest fall among 13 Asian markets

INVESTOR sentiment in Singapore is one of the least optimistic in Asia, a survey says. Singapore also experienced the biggest drop in investor sentiment from the fourth quarter of last year to the first quarter of this year.

Japanese investors were the least optimistic, with the overall pan-Asia sentiment index falling to 125 for Q1 2008 from 135 for Q4 2007.

According to a survey of investor beliefs and outlook conducted by banking group ING Asia-Pacific, Singapore’s investor sentiment fell 35 per cent, the largest decline of 13 countries in Asia. Investor sentiment in Singapore stood at 88 for Q1 2008, down from 136 in Q4 2007, and a further dip from 141 in Q3 2007. This compares with 107 for Hong Kong and 96 for Korea in Q1 2008.

Singapore came in third in terms of being least optimistic, beaten only by Taiwan and Japan – which was the least optimistic.

ING said that there was a further decline in investor sentiment in Asia, reinforcing the reality that the region is not insulated from the global market uncertainty.

The sub-prime crisis and credit crunch remain key areas of concern in this part of the world, it added.

‘Investors in Singapore are more actively invested in global equity funds and, therefore, it is not surprising that the volatility in the global market has some impact on Singapore,’ explained Hou Wey Fook, chief investment officer, ING Private Banking, Asia. ‘The reality is that markets around the world are linked and Asia has not been spared the effects of the credit crunch and a slowdown in the US economy.’

Singapore’s open economy and export-driven market leave it dependent on what happens in the US. ‘Singapore is probably the most dependent on global developments,’ noted David Cohen, an economist at Action Economics. ‘As a tiny city state, most of the activity here is trading.’

He noted that Singapore is more vulnerable than Hong Kong – another open economy, but with the advantage of having China as a hinterland.

The less buoyant sentiment in some markets was, however, tempered by optimism in fast-growing markets like China and India. These two countries reflected the highest levels of investor optimism in Asia, with investor sentiment index scores of 136 and 168 respectively.

Falling pan-Asia sentiment

Overall, the pan-Asia sentiment index still fell to 125 for Q1 2008 from 135 for Q4 2007.

The other countries included in the pan-Asian survey are China, India, Indonesia, Malaysia, the Philippines, Taiwan and Thailand. Japan, Australia and New Zealand were surveyed but not included in the Pan-Asian index.

Singapore investors remained less optimistic about the longer term than their Asian counterparts.

Slightly over a quarter of respondents in Singapore indicated that they have a positive outlook of the economy in Q2 2008, compared with nearly half the respondents in Asia (ex-Japan).

Slightly less than a third of respondents here also said that they expect their state of personal financial situation to improve in Q2 2008 compared with more than half of those surveyed in Asia (ex-Japan).

The souring of investor sentiment, in turn, has a bearing on investment decisions and investment products.

The survey showed that a majority 93 per cent of investors in Singapore expected the sub-prime crisis to impact their investment decisions in Q2 2008.

Singapore investors also did not expect the economic climate to pick up soon, with 82 per cent expecting the US economy to worsen in Q2 2008 in view of global market uncertainties.

More than a third of respondents here believed that property prices in Singapore will drop and about one-fourth of these investors expected it to drop by 5 to 7.5 per cent in the next three months, said the survey.

Singapore investors were opting to invest closer to home, with 84 per cent favouring local stocks and cash deposits. Almost half of those surveyed were invested in local mutual or managed funds and unit trusts.

‘It’s premature to anticipate the worst is over, although we expect Asia to be resilient,’ commented Mr Hou. ‘In the longer term, Asia’s economies will remain robust, driven by inter-regional trade and domestic demand.’

He said that gross domestic product (GDP) growth here will likely be impacted marginally. ‘We expect Asia to continue to post strong GDP growth between 3 and 9 per cent across the region for 2008, with Singapore growing 5.3 per cent.’

Source : Business Times – 16 Apr 2008

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US economy likely to bottom this year

Posted by luxuryasiahome on April 16, 2008

HSBC exec sees sustainable rally in equity markets before year-end

THE US economy is likely to bottom this year and equity markets should stage a sustainable rally before year-end, says HSBC Investments chief investment officer Leon Goldfeld.

But there will be no rally until the market sees signs of an economic turnaround, he says. The key metrics are a slowdown in job losses and housing inventory.

‘I still believe the second half will kick-start a rally that is sustainable, particularly for this region,’ he says. ‘In a sense, I’m an optimist with a time lag – perhaps in the third or fourth quarter.

‘Between now and then, we’re likely to be in a volatile range. Investors should focus on buying the dip rather than selling on a rally. If the market does dip, it’s a very good time to accumulate, particularly in May and June as it gets closer to a trough.’

This year so far, global MSCI indices are down 8-9 per cent. Asia ex-Japan has fallen more steeply, about 12 per cent. Volatility, measured by the VIX index, has trended down after peaking in March.

Mr Goldfeld says that financial stress will continue to generate bad news. But he points to some potentially contrarian signals. One is that while the financial sector is expected to write off up to US$800 billion, roughly US$1.3 trillion of bank stocks’ market capitalisation has already been wiped out. Part of the downdraft reflects the expectation that banks’ profitability will fall in the future, as fee income from securitisation shrinks.

In terms of valuations, global equities are trading at a price earnings multiple of about 14 times, and Asia about 12 times. ‘The market is building a buffer for negative years. Analysts have a positive earnings consensus, but the market is discounting a 20 per cent decline in earnings,’ Mr Goldfeld says.

Fund managers are overweight on cash. Surveys of investment advisers are uniformly bearish, which historically has been a good short to medium-term contrarian signal. Credit spreads have also widened to the level of previous recessions. US corporations, however, entered the downturn with strong balance sheets and low gearing. These strong financials are one reason that the economic downturn is unlikely to be deep, and unemployment at 4.5 to 5 per cent is relatively tame.

One caveat is that the recovery, when it occurs, is unlikely to be sharp. ‘My suspicion is that as banks have to repair their balance sheets, the recovery will be relatively subdued. US growth may be anaemic for a year or two, but 2008 should be the trough,’ says Mr Goldfeld.

He is most optimistic on Asia, where he believes that asset prices could reach bubble proportions after markets begin to rally.

‘Once we hit a bottom, I think we could rally very high especially in Asia and the emerging markets,’ he says. ‘There is a massive amount of cash in the system. Treasury bills are yielding 0.5 per cent. No one will live with that. Once things improve, people will take risk and it will be in areas where there is confidence and high growth expectations. Once people sense the trough, you can easily see 20 per cent in gains in two months. That’s the historical pattern.’

In its latest report, BCA Research says that scepticism appears to be entrenched in the US market, which is ‘eventually positive’ from a contrarian standpoint, ‘especially within the context of good value and record setting stimulus efforts’.

Net repurchases of own stock by the US corporate sector hit a record high in the fourth quarter. BCA says that while it would be more bullish if corporate resources were directed towards expansion, equity repurchases do confirm that valuations are attractive.

Source : Business Times – 16 Apr 2008

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Can Asia escape a global slowdown?

Posted by luxuryasiahome on April 16, 2008

While the outlook for the region remains reasonably favourable, there are downside risks

THIS past weekend, at the IMF-World Bank Spring meetings, finance ministers and central bank governors from around the world met amid serious financial market turmoil which began in the US sub-prime market and continues to spread across asset classes and regions.

Less vulnerable: Asian economies are well-positioned to implement macroeconomic policies needed to protect themselves against risks from the financial market turmoil

Yet for many in Asia, the discussions surrounding this turmoil may have seemed remote. After all, Asia continues to grow robustly, while financial institutions in the region have largely escaped the problems confronting their counterparts in the United States and Europe.

Moreover, improved macroeconomic frameworks and financial oversight – not to mention the accumulation of vast reserves – mean that Asia is generally far less vulnerable than a decade ago and better placed to implement needed policies to deal with a global slowdown.

Nevertheless, 2008 is likely to be a challenging year for the region. Already there are signs that exports to the United States and European Union, and electronics exports in general, are slowing, as are retail sales. While Asian financial institutions appear to have limited exposure to sub-prime and related assets, and there is no sign of a credit squeeze, the region has not been immune to contagion – equity markets have fallen, spreads have risen, and corporate debt issuance has declined sharply.

The IMF projects that growth in emerging Asia will decline by about 1.5 percentage points but, at 7.5 per cent, would still lead global growth. At the same time, inflation is rising across the region. This initially reflected spikes in food and commodity prices pushing up headline inflation, but pressures are recently showing signs of broadening, with core inflation moving upward as well.

While the central outlook for the region remains reasonably favourable, there are downside risks. The IMF’s World Economic Outlook projects a 1.25 percentage point decline in the global growth, to 3.7 per cent in 2008, led by a mild recession in the United States.

But with the financial crisis spreading – and notwithstanding dramatic and helpful actions by major central banks – a significant possibility of a deeper slowdown in the US and globally remains.

How big an impact might such a sharper slowdown have on Asia?

In our April 2008 Asia and Pacific Regional Economic Outlook we find that, while over the last 15 years, spillovers from US growth to Asian growth have been modest – with a one percentage point US slowdown leading to a 0.25 to 0.5 percentage fall in Asian growth – the impact today could be significantly larger.

Despite Asia’s success in diversifying its exports, both trade exposure to, and financial integration with, the United States have actually increased over this period, and Asia’s business cycles are increasingly aligned with US cycles.

To date, a slowing of exports to the United States has been partly offset by strong exports to non-traditional markets, notably in the Middle East and Latin America. But this reflects the positive impact of high global commodity prices on these two regions, and in a global slowdown both commodity prices and the positive impact on Asia’s exports could moderate.

Moreover, while Asian financial markets have held up well, a further deterioration in the global financial environment could affect the region, by raising funding costs, reducing confidence or increasing the volatility of capital flows.

In a worst-case scenario, a US credit crunch could spill over to Asia, lowering growth in the region.

On the positive side, Asia is well-positioned to implement macroeconomic policies needed to protect against these risks.

For now, central banks in much of Asia should focus on rising inflation pressures. For some countries, notably China, more flexible exchange rates would allow for a more effective monetary policy, while stronger currencies would dampen inflation.

In the face of a sharp slowdown, however, inflation could ease, and many countries would have scope for a more accommodative monetary stance. Fiscal policy could also play a role – prudent policies in much of Asia have created ‘fiscal space’ which can be effectively used if needed.

Given the prominence of financial risks, additional steps may be required. First, monetary and supervisory authorities should be focused on monitoring risks related to ongoing questions about exposure to potentially impaired assets. Regulators also need to ensure that risk management – including of liquidity risk – remains appropriate.

Second, the authorities should review contingency plans to ensure they are prepared for any worsening in the financial environment. Central banks should clarify conditions under which liquidity facilities might be activated, while the authorities also should formulate plans to handle potential calls for bank recapitalisation.

Over the last decade, Asia has become increasingly integrated into the global economy, and has benefited with a period of sustained and rapid growth. On the flip side, it now finds itself unable to escape fully the impact of global financial and economic turmoil. But timely and appropriate policy responses can mitigate the impact of this turmoil and help ensure that the region continues its strong economic performance this year and beyond.

DAVID BURTON, director of the Asia and Pacific Department of the International Monetary Fund

Source : Business Times – 16 Apr 2008

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Hong Kong apartment rents the world’s highest: survey

Posted by luxuryasiahome on April 16, 2008

Hong Kong has the world’s priciest apartment rents, with the lease for a three-bedroom unit costing more than US$9,700 ($13,170) on average a month, a survey released on Wednesday said.

Asian cities, led by Hong Kong, accounted for six out of the top 10 locations that have the world’s most expensive rentals for three-bedroom apartments, according to the survey

Singapore, which positions itself as a South-east Asian business hub, saw Asia’s biggest year-on-year rental increase of more than 30 per cent last year, the survey by human resources firm ECA International showed.

The survey covered 2007 and is based on lease prices for a three-bedroom apartment in popular expatriate areas, ECA International said.

Asian cities, led by Hong Kong, accounted for six out of the top 10 locations that have the world’s most expensive rentals for three-bedroom apartments, it said.

Other Asian cities in the top 10 global list are Mumbai which ranked sixth, Seoul seventh, Singapore ninth, and Ho Chi Minh City 10th.

Monthly rentals in Asia were on average US$3,820, well above the global level of US$2,950, said ECA International.

Globally, Moscow ranked second, followed by New York City, Tokyo, and London in fifth spot, said ECA International.

‘A robust economy and increased demand for high-end accommodation have been instrumental in driving rental prices up,’ said Lee Quane, ECA International’s general manager in Hong Kong.

Hong Kong apartment rents of US$9,734 were more than double Asia’s average and reflected the geographical advantage of the Chinese territory for foreign firms wanting to build a base in the region, ECA said.

‘Particularly in the financial services industry, people are moving into Hong Kong so, in spite of its relative high cost, it still remains one of the prime locations for foreign companies to establish themselves,’ said Mr Quane.

A three-bedroom apartment in Singapore rented for US$4,460 a month on average last year, compared with 3,364 in 2006, ECA said.

‘The demand for high-end accommodation has risen, driving up rental prices, which can be partly explained by companies expanding their operations in Singapore together with government initiatives to attract skilled workers from overseas,’ he said.

At the same time, a number of factors limited the supply of property available in Singapore, he said.

Mumbai, India’s financial hub, had the region’s second-highest rental rise of 21 per cent. A three-bedroom apartment there cost US$5,991 to lease, ECA said.

For other major Asian cities, Jakarta ranked 10th in Asia, Manila was 14th, Bangkok came in 15th followed by Kuala Lumpur in 16th spot.

According to the survey, Karachi is the cheapest city in the world to rent a three-bedroom apartment.

ECA says its annual survey of rentals compares lease prices in 92 global cities. — AFP

Source : Business Times – 16 Apr 2008

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Choice Homes unit top bidder for site

Posted by luxuryasiahome on April 16, 2008

A Subsidiary of NTUC Choice Homes Co-operative yesterday placed the top bid of $290.19 million or $460 psf per plot ratio (psf ppr) for a 99-year leasehold private condominium site at Lorong 2/3 Toa Payoh.

The bid was about 23 per cent lower than the $601 psf per plot ratio that property giant Far East Organization paid for a condo site next to Ang Mo Kio Hub in September last year, when the market was still buoyant.

That plot is about two MRT stops away from the latest parcel, which is a stone’s throw from Braddell MRT station.

The $601 psf ppr for the Ang Mo Kio Avenue 8 site is a record for 99-year suburban condo land, and that tender attracted a whopping 14 bids.

In contrast, yesterday’s tender for the Toa Payoh plot drew only four bids. Besides ChoiceHomes Investments Pte Ltd, the other bids came from GuocoLand unit First Capital Holdings ($263 million or $417 psf ppr); Frasers Centrepoint ($319 psf ppr) and a joint bid by Hoi Hup Realty and Sunway Developments for $311 psf ppr.

CB Richard Ellis executive director Li Hiaw Ho estimates the breakeven cost for Choice Homes would be around $800 psf. Secondary market deals at freehold Trellis Towers at Toa Payoh Lorong 1 are between $850 psf and $950 psf, while the older 99-year leasehold Oleander Towers is selling for $700-800 psf.

Analysts reckon Choice Homes may have priced its bid on the assumption of an average selling price of $950-1,000 psf.

Choice Homes CEO Margaret Goh declined to comment on the breakeven cost for the proposed condo, but said that the 43-storey project with about 560 units would target the “upper end of the mass market, more affluent HDB upgraders” given the attractiveness of the location in Toa Payoh, which offers good investment value.

Ms Goh also disclosed that Choice Homes is in talks with possible joint-venture partners.

Source : Business Times – 16 Apr 2008

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Leedon Heights: Still home for 8 more months

Posted by luxuryasiahome on April 16, 2008

En bloc firm offers Leedon Heights residents leaseback deal

RESIDENTS of Leedon Heights came home to a pleasant surprise last week — the chance to stay on in their apartments until the end of January next year, instead of having to move out by June.

Following appeals from residents and home-owners, the buyer of the en bloc site, GuocoLand, extended a leaseback deal to them.

In a notice dated April 10, the company offered a short-term lease, subject to a minimum of three months, up until Jan 31, 2009.

The 48,525-sq-m, 23-year-old condominium off Holland Road and Farrer Road was to have been vacated by June 2.

But as the showflats for the development will be built off-site — though still on the sprawling land — developer Rivaldo Investments, a Guocoland subsidiary, agreed to the lease arrangement.

Leedon Heights made news last April when GuocoLand paid $835 million — a record price then — for the site.

Following Channel NewsAsia’s report in January that Guocoland was considering a leaseback deal, many residents apparently responded positively.

One of them who affirmed his interest was retail banking consultant Richard Hartung, who has been living at Leedon Heights since 1994.

But last month, he said, he got a letter from the developer saying that the offer would not be made.

On the latest good news, Mr Hartung said: “We would have loved to stay longer but we have already made new housing arrangements.”

Although unusual, leaseback deals are not unheard of.

Property analysts whom Today spoke to said the current slowdown in the property market is allowing developers to kick back their heels and bide time on their next hot project.

Said Mr Colin Tan, Chesterton’s head of research and consultancy: “Developers may feel their developments can fetch better prices if they ride out the current cycle. Because they are in no hurry, they may offer a lease back to residents and collect rent at the same time.”

Knight Frank’s director of consultancy and research Nicholas Mak cautioned that in the offering of such a scheme, there had to be a substantial number of residents interested in renting, as the cost of maintaining the property is high.

Even so, developers would have much to gain in the future with the offering of such goodwill.

“The former owners of these units could be future buyers of the developer’s new project or of their inventory stock,” said Mr Mak.

Source : Today – 16 Apr 2008

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Raise income ceiling on HDB flats over $500k

Posted by luxuryasiahome on April 16, 2008

With regard to the recent sale of Design, Build and Sell Scheme (DBSS) HDB flats in Boon Keng, I propose the Housing Board set different income limits for flats valued at more than $500,000. This makes more sense in terms of financial planning and affordability issues.

There were 3,500 who balloted for 714 DBSS flats in Boon Keng, but only 460 were sold. My nephew was one of those and was allocated a flat but failed the $8,000 income requirement to buy a new HDB flat. At a price of $727,000, it would be unwise for someone with a combined income of less than $8,000 to commit to a flat.

Simple calculation:-

Cost of flat: $727,000

Stamp and legal fees: +$18,100

Current CPF: -$100,000

Loan: $645,100 @ 2.5% over 30 years = $2,583 per month

Combined income of $8,000, CPF-OA contribution: -$1,840 per month

Cash top-up: $743 per month

Based on these figures, a couple would have over-committed to a 30-year housing loan. In the event that one of them is unable to work or needs to take care of children, the burden of the loan will be too heavy for the other party. They would not have surplus to save for retirement or other needs.

As a financial planner, my advice is that one should not commit more than 20 per cent of monthly income to a housing loan, and the full loan amount must be insured by both parties. A couple earning $8,000 combined should not commit to a new HDB flat valued at more than $500,000

Thus, I hope the HDB will set a higher income ceiling for flats over $500,000.

Song Yee Soon

Source : Straits Times – 16 Apr 2008

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