Owning a second property in Singapore: Key considerations

The allure of property investment in Singapore has long captivated many. However, the landscape has significantly changed due to government cooling measures, particularly the imposition of the Additional Buyer’s Stamp Duty (ABSD). While property can still be a sound investment, the decision to purchase a second property requires careful consideration.

So, let’s take it from the top – should you consider committing to a second property in Singapore? Is it actually worth it?

Is it still a smart move to get a second property in Singapore?

Owning a second property offers several potential benefits, although it comes with certain challenges. Here are some key reasons why purchasing a second property might be worth considering:

Rental income

Even though rental yields may not be as high as they once were, they can still provide a steady income stream. Recent changes have temporarily relaxed occupancy caps, allowing up to eight individuals to reside in larger private residential properties (at least 90 square metres) from January 22, 2024, to December 31, 2026.

This increased occupancy potential can enhance rental returns. Additionally, rental income can help offset mortgage payments and other property-related expenses, making the investment more manageable.

Capital appreciation

Historically, property values in Singapore have demonstrated a consistent trend of appreciation, which can lead to significant returns on investment. Notably, HDB properties have been reaching all-time highs, with million-dollar sales occurring almost on a weekly basis. In June alone, there were 120 million-dollar HDB sales, marking the highest number of such transactions recorded so far.

While past performance is not indicative of future results, many investors remain optimistic about continued appreciation due to factors like inflation, urban development, and Singapore’s status as a global financial hub. However, it is essential to remember that property prices can fluctuate, influenced by various economic and regulatory factors.

Diversification

If you’re an investor, owning multiple properties can help diversify your investment portfolio by spreading risk across different assets.

This diversification can help protect your wealth if one property underperforms, providing a buffer against potential losses. By investing in different types of properties or locations, you can create a more balanced and resilient portfolio.

Retirement planning

A second property can serve as a valuable asset during retirement. Rental income can provide a steady stream of income, supplementing other retirement savings. Additionally, owning a second property can be a strategic part of estate planning, offering a tangible inheritance for future generations. However, it is crucial to consider long-term care costs and potential property maintenance challenges as you age.

Ultimately, the decision to buy a second property depends on your financial situation, risk tolerance, and long-term goals. It’s important to do your research and consider all factors, including the impact of Additional Buyer’s Stamp Duty (ABSD), before making such a significant investment.

What is Additional Buyer’s Stamp Duty (ABSD)?

The Additional Buyer’s Stamp Duty (ABSD) is a tax imposed by the Singapore government on the purchase of residential property. It’s designed to cool the property market by discouraging speculative buying and making property ownership less affordable for those purchasing multiple properties.

How does ABSD work when purchasing second properties in Singapore?

ABSD is calculated as a percentage of the property’s value or purchase price, whichever is higher. The rate varies based on the buyer’s citizenship status and the number of properties owned. For instance, if a property is valued at S$1.2 million but the selling price is S$1.3 million, and you are a Singapore Citizen buying your second property, you are subjected to an ABSD rate of 20%. Therefore, the ABSD amount you’ll need to pay is S$1.3 million x 20% = S$260,000.

If a property is purchased by buyers of different profiles (e.g., one Singapore Citizen and one foreigner, or first-time property owner and second property owner), then the ABSD will be calculated based on the buyer profile with the highest ABSD rate.

Not sure how to calculate your ABSD rates? Try 99.co’s Stamp Duty Calculator here!

Who pays ABSD and what are the ABSD rates in 2024?

The April 2023 property cooling measures saw ABSD rates adjusted again. Most notably, the ABSD rate for foreigners buying any property in Singapore doubled from 30% to 60%. This marks the third round of property cooling measures since December 2021.

For locals who want to invest in property, this ABSD rate revision is ‘bad news’ too. Singaporeans and PRs now have to pay a higher tax to own their second property (and subsequent properties) in Singapore. For some, purchasing an overseas property could be an alternative to expanding their real estate portfolio without having to incur ABSD.

However, there is relief for senior singles. Following the Singapore Budget 2024 statement, they will now be eligible to receive ABSD refunds as they rightsize from a higher to lower-value private property.

Why do we even need ABSD?

Many people wonder why they need to pay the Additional Buyer’s Stamp Duty (ABSD). It seems like an extra cost on top of already being able to afford a second home. The government imposes ABSD for two main reasons.

First, it helps to keep property prices from rising too quickly. By making it more expensive to buy a second property, it discourages people from buying just to make a profit.

Second, it ensures that more Singaporean citizens can own their own homes. By making it harder for investors and foreigners to buy multiple properties, the government hopes to create more opportunities for Singaporeans to become homeowners.

What is decoupling and how does it work?

Decoupling is a strategy some homeowners use to avoid paying the Additional Buyer’s Stamp Duty (ABSD) when buying a second property in Singapore. It involves transferring ownership of a property from one owner to another.

Imagine a married couple who jointly own a home. They decide to decouple. One partner transfers their ownership share to the other through a legal process involving a Sale and Purchase Agreement (SPA), making the remaining partner the sole owner. This person is now considered a first-time homebuyer. The individual who transferred their share can now purchase a second property without incurring ABSD as they are technically a first-time buyer.

So, what’s the catch?

While it can save you money on ABSD, decoupling isn’t without its costs. There are legal fees, stamp duties, and possibly early mortgage penalties to consider. Also, decoupling can also impact the Loan-to-Value (LTV) limits for the remaining owner. This is because the value of the property increases when the other party’s share is transferred.

The 99:1 split and IRAS scrutiny

A common decoupling strategy involves a 99:1 split, where one party retains a 1% share of the property while the other party becomes the 99% owner. This was a popular method to minimise the financial implications of decoupling.

However, the Inland Revenue Authority of Singapore (IRAS) has become increasingly vigilant in detecting such arrangements. If the IRAS deems the transaction to be contrived or artificial, they can impose penalties, including additional stamp duty and a surcharge. So, ensure that all actions are legal since the penalties will be much worse, and there’s no use crying over spilled milk.

Read more here: IRAS’s 99-to-1 Property Scheme investigation: Your impact?

What should I consider when purchasing a second property in Singapore?

Buying a second property in Singapore involves careful planning and consideration of various factors, and here are some of them:

Financial implications

As we’ve discussed, calculating the exact ABSD amount based on your property type, citizenship, and ownership structure is crucial. This tax can significantly impact your budget. Assess your ability to service two mortgages simultaneously, considering interest rates, loan tenure, and potential changes in financial circumstances.

Ensure you have sufficient funds for the down payment and other upfront costs, as these can be substantial. Understand the Total Debt Servicing Ratio (TDSR) limits and how they affect your borrowing capacity. If purchasing for investment, estimate potential rental income and expenses to assess profitability. This will help you determine if the investment aligns with your financial goals.

Check your TDSR with 99.co’s calculator!

Investment goals and property type

Clearly define your investment goals, whether it’s for rental income, capital appreciation, or a combination of both. Your investment objective will guide your decision-making process.

Make sure to also consider the type of property that aligns with your investment goals, such as a resale HDB, new launch condo, landed property, or commercial property. Evaluate the property’s location based on factors like proximity to amenities, transportation, and future development plans.

Conduct thorough market research to understand property prices, rental yields, and potential capital appreciation. This research will provide valuable insights into the market and help you make an informed decision.

Legal and tax implications

Factor in legal fees and other related costs, such as conveyancing fees. These costs can add up and should be included in your budget.

Understand the property tax implications for owning multiple properties. Property taxes can vary based on the property’s value and usage. Consider how property ownership affects your estate planning and succession plans. Multiple properties can complicate estate planning, so it’s essential to have a clear strategy in place.

Risk assessment

We can’t stress this enough – be aware of potential fluctuations in property prices and rental yields.

The property market can be volatile, and it’s crucial to be prepared for changes. Assess the risk of the property remaining vacant for extended periods. Vacancy risk can impact your rental income and overall profitability. Factor in ongoing maintenance and repair expenses. Owning a property comes with maintenance costs, which can affect your cash flow.

Read more: Your guide to condo maintenance fees in Singapore 2024

Lifestyle considerations

Evaluate the time required to manage a rental property or maintain a second home. Property management can be time-consuming, and it’s essential to consider if you have the time and resources to handle it.

Consider the impact of property ownership on your overall financial flexibility and ability to meet other financial goals. Owning multiple properties can tie up significant capital, affecting your ability to invest in other opportunities.

Professional advice

Consult a financial advisor to assess your financial health and create a comprehensive financial plan. A financial advisor can provide valuable insights and help you navigate the complexities of property investment.

Engage a reputable property agent to guide you through the buying process and provide market insights. An experienced property agent can help you find the right property and negotiate the best deal. Seek legal advice to understand the legal implications and ensure a smooth transaction. A lawyer can help you with the legal aspects of property ownership and protect your interests.

Wrapping up

Purchasing a second property in Singapore can be a sound investment strategy for those who have the financial means and strategic foresight to navigate the complexities of the market. However, it requires careful consideration of ABSD implications, market conditions, and personal financial stability. Prospective buyers should conduct thorough research, seek professional advice, and evaluate their long-term objectives before committing to such a significant investment.

Martin Ng

As an Associate Division Director at Propnex, Martin boasts a successful track record in the property market with multiple awards to his credit. Backed by his personal experience of making a significant profit from a successful property investment within a short period, Martin provides expert advice on complex property transactions. 

With over 7 years in the industry and having transacted more than $260million worth of property deals, Martin has an in-depth understanding of the market and consistently helps clients reach their real estate goals. His expertise includes navigating the complexities of ABSD, exploring decoupling strategies, and identifying profitable investment opportunities.

Martin Ng can be reached at 9438 8898 or via email at [email protected]