REACH (Telegram) 53 - What are your views on the Government’s plans to increase housing supply? How can we continue to ensure affordable housing for Singaporeans?
(SK)
17 Jan 2025 (10am - 7pm)
REACH (Telegram)
REACH Singapore, [17/1/2025 9:45 AM]
Dear contributors,
Welcome back! 😊
⏰ We will be opening the chat from 10am to 7pm today. ⏰
House Rules (short version of our Terms of Use) to keep in mind:
1. Be kind and respectful. We all want to be in a safe space to share our views.
2. Any and all threatening, abusive, vulgar or racially, religiously and ethnically objectionable content is prohibited.
3. Consider the quiet ones among us and give them a chance to comment.
4. No need to repeat your comment or in differnet forms (including caps) - we heard you loud and clear the first time.
5. Let's protect each other's privacy and keep contact details in this group what it should always be - confidential.
Full set of Terms of Use: https://www.reach.gov.sg/Participate/reach-telegram-group/REACH-Telegram-Group-Chat-Terms-of-Use/
We will strive to uphold these rules to ensure this is a safe space for all.
Please be assured that the points made by participants during the chat are aggregated and shared with relevant agencies.
The topic will be posted shortly.
Thank you.
Megan 😊
REACH Singapore, [17/1/2025 9:50 AM]
📢 Topic 📢
About 19,600 Build-to-Order (BTO) flats will be launched in 2025, as part of the government's efforts to boost public housing supply and meet rising demand.
Among them, 3,800 flats – or nearly 20 per cent – will have shorter waiting times of under three years, said Minister for National Development Desmond Lee
💬 What are your views on the Government’s plans to increase housing supply? How can we continue to ensure affordable housing for Singaporeans?
📌 Tackling pandemic induced challenges
This increased housing supply addresses challenges brought on by the COVID-19 pandemic, which disrupted construction, materials and labour, causing delays in BTO completions. At the same time, demand surged due to demographic shifts and pandemic-related factors, driving up resale prices after years of stagnation.
Almost five years on, Minister Lee said the government has resolved many of these issues, including clearing the backlog of delayed projects. The last batch of pandemic-delayed flats will be handed over to home owners within weeks, he said.
📌 Addressing housing affordability
As property resale prices continue to rise, Minister Lee said the government is “not averse” to implementing more cooling measures but hinted these would not be anytime soon as current initiatives should first be allowed to work through the market.
To address affordability concerns, the government is enhancing transparency through measures like publishing recent transaction data on the HDB portal and introducing initiatives such as the HDB Flat Eligibility (HFE) letter. The HFE provides prospective buyers with a clearer sense of their housing budget before applying for flats, said Minister Lee.
📌 Supporting homeownership for singles
In the year ahead, Minister Lee said the government is committed to initiatives to accommodate singles. Starting mid-2025, singles will be included in schemes that prioritise those applying for flats to live with or near family.
The new Family Care Scheme (FCS) will be rolled out in two phases to replace the existing schemes that reserve priority access for married couples and their parents.
👉 https://cna.asia/40g5Dy9
👉 https://str.sg/f3jx
👉 https://cna.asia/42isvQe
----
REACH Singapore, [17/1/2025 11:01 AM]
[ Poll : I am confident that the government’s housing policies will ensure affordable housing for Singaporeans. Please share the reason for your answer in the chats! ]
- Agree
- Disagree
- Neutral
Steven Ong, [17/1/2025 11:43 AM]
Qn: are we using average median household income, mortgage servicing ratio, CPF HDB Loan interest rate and max HDB loan period to check on affordability of HDBs? IMO, it may be good to use this as yardstick when we refer to HDB Affordability..
Adam, [17/1/2025 11:55 AM]
My household very big big. Must be rich because all these working afult add up to household income. $200 cdc split between 9 ppl for rich cramped household.
Somehow we get schemes that give based on per capita income tho. PAP use household income for affordability, they must be right. If they build more hdb, household income sure to drop because we will split households
REACH Singapore, [17/1/2025 12:01 PM]
📢 Topic 📢
REACH Singapore, [17/1/2025 1:06 PM]
Dear Contributors,
We want to HEAR MORE from you!
💬 What are your views on the Government’s plans to increase housing supply? How can we continue to ensure affordable housing for Singaporeans?
We have had good feedback from this group, and we hope that we can keep the discussion robust and active!
Do also share your opinion by participating in our polls! The poll questions are pinned for easy reference, and your vote is anonymous.
Thank you!
Megan 😊
Joomua Tng, [17/1/2025 1:40 PM]
Affordable housing for first timer or
affordable housing in the resales arena?
1.) In resales housing, there is a certain limit on how the government can "control" its insane speculative prices without directly dictating the resales price.
Anything involved in speculation is almost always volatile and insanely expensive, just finacial investment speculation and trading.
2.) For first timer, if the price of the housing is pegged to the market price, it will likely to be "expensive" due to the speculative nature of the market price on housing.
3.) Maybe extend the non-resale for newly purchase public housing for first timer to about 20 to 25 years.
why?
a.) the price of the housing for first timer can be lower than market price allowing young, and maybe older couples, to be able to purchase it with lower financial commitment.
the 20 to 25 years of non-resales condition is a "window period" for the couples to have their children, till their children are about 21 years when they are almost financially independent, able to get a job and have the ability to earn money after their tertiary education.
only then the public housing that they purchased, for the first time, can be put into the market for resales and whatever speculation that they want.
4.) There is no way to allow the public housing to be affordable for first timers and also enjoy the benefits of high value resales market value.
Anything that involve some form of "market trading" is always volatile and insanely expensive due to speculative nature of human behavior.
.............
I DO NOTkeep track of the housing issue.
all i know is that from the advertising brochures i received regularly, resale housing in tiong bahru area is already as high as 800k to a million and more.
It is unfair to blame everything on the government, the insane high value of housing in resales market.
it is Singaporean ourselves, that drives up the value of housing in resales market out of greed.
..........
RY, [17/1/2025 1:55 PM]
I am glad that govt also focusing on "singles" people in recent years for Hdb appln
Previously used to have to buy from resale market and limit to 3-Rm flat
Now may buy new flat meant for singles directly from Hdb also
Whether married/singles, they still SG citizens and contributing to the SG society as a whole
And Hdb shd not be always prioritize to those with family nucleus like in the past
RY, [17/1/2025 2:00 PM]
Comparing to many countries, SG public housing is one of the successful govt policy
Whereby 70+% population stay at HDB flats
Although Hdb is increasing over the years, but we may still use CPF monies to pay our mortgage loans, as long as we are working
Unlike eg HK, half of their salary are used to pay for mortgage loans
Joomua Tng, [17/1/2025 2:01 PM]
government has no choice.
people not getting married for many reasons.
one of it is the price of housing, and child care.
.......
and government has to focus on family unit because families are the one that bear children, who are the future of Singapore.
if not, government will need to taking new citizen and the like.
then Singaporean will complain...why allow so many foreign talents...
REACH Singapore, [17/1/2025 2:02 PM]
📢 Topic 📢
Moses Kor kwang loong, [17/1/2025 2:05 PM]
I would suggest the prices of the build-to-order flats to be lowered so as to let others had the chance to purchase it
Isn't it to be a better idea??
RY, [17/1/2025 2:07 PM]
HDB also takes the effort to maintain Hdb flat every 5 years eg re-painting and etc
Besides there is Hdb Upgrade Plan if the flat is more than certain age eg 50
And increase the flat price appreciation in the resale flat market, and sametime make it more newer/comfortable to stay after the Upgrade Plan
And we just require to pay certain percentage after much govt subsidy
Joomua Tng, [17/1/2025 2:16 PM]
How do government expect the housing to be affordable when its purchasing value to closely relate to the market price?
it is like you want it to cheap, to be fresh and to be big.
(hokkien, ai pi, ai ci, ai duo liap)
where got such thing?
There is limitation cooling measure can do when you open housing to the market. Market speculation and human greed will always drive up the price to insane value.
................
and high housing price in market is one of the reason Singaporean not having children, things are interlinked.
which maybe on of the reason why Singapore choosing to be single, when ended up for the Singapore a to address the need of growing single Singaporean.
RY, [17/1/2025 2:16 PM]
I just recently did the HIP (Home Improvement) with my parent recently discharged from hospital
I just simply apply with singpass, and the HDB contractor just make arrangement to come to my flat and did the improvement eg shower seat I requested
And I just pay an affordable amount after govt subsidy
All these are good initiatives by govt - my opinions always
Mainly because I buy/stay in HDB flat and able to enjoy all these, since I cannot afford private/landed housing
RY, [17/1/2025 2:20 PM]
To be able to shorten the waiting time to 3years, that is good for any family or married couples
So that they may have their baby plan, once they settled their new house
Daniel, [17/1/2025 2:22 PM]
I agree, the option to have a shorter waiting time for some flats is great!
Noor Naffissah, [17/1/2025 2:23 PM]
Yes as well as the pricing of flats must be affordable..
RY, [17/1/2025 2:27 PM]
Comparing to many countries public housing
In fact, HDB has done a good job in providing quality and "creative" flat and maintain it well
Also, most Hdb flat price appreciated over the years when flat owners want to sell later
Just that due to land limitation, the new Hdb flat area is becoming much smaller as years go by ......
LCL (Danny 心), [17/1/2025 3:06 PM]
*Affordability of current BTO flats vis a vis current median income versus previous HDB flat vis a vis previous income*
1. Notice that there are quite a number of people raise the issue of current high flat price is getting unaffordable with their current income - as compare to previous generation in which HDB flat price is lower but come with lower income.
2. Let pick one real case - and address the "BTO flat affordability heads on" using math to reveal the truth to determine is it "perceived unaffordability" or "real affordabiity" :-
1993 - 5 room flat
Income :- $1,600 per month - single income family (a couple)
HDB flat price :- $216,000
Loan :- HDB/CPF 2.6% interest
Total repayment amount :- $225,000
Loan repayment duration :- 25 years
Government Grant :- $40,000 (I think around there)
2024 - 5 room flat
Income :- $5,500 per month (current median income) - single income family (a couple)
HDB flat price :- $500,000 (Source :- Woodgrove Edge Woodlands $412,000 - $515,000. Matilda Riverside Punggol $464,000 - $582,000)
Loan :- HDB/CPF 2.6% interest
Total repayment amount :- $520,602 (Source :- HDB repayment calculator)
Loan repayment duration :- 25 years
Government Grant :- $55,000
And at the end of the 25 year - in both cases - this person not only complete financing the 5 room flat and can become a millionaire (第一桶金).
LCL (Danny 心), [17/1/2025 3:08 PM]
*1993 calculation*
1. ($225,000-$40,000/25 years) / 12 month = $616 per month (to repay loan)
2. 20% CPF employee (12% to CPF OA) = $1,600 x 12% = $192
3. 20% CPF employer (at that time) (12% to CPF OA) = $1,600 x 12% = $192
4. $616 - ($192 + $192) = $232 (to be paid by cash) per month
5. Take home pay = $1,600 - 20% CPF = $1,280
6. $1,280 - $232 (housing loan) = $1,048 take home pay
7. Set aside 1/3 for saving = $1,048 / 3 = $349 saving
8. Monthly cash available to be spend on 5 room flat for a household of a couple = $1,048 - $349 = $699.
9. Total accumulate savings for 25 years = $349 x 12 month x 25 years = $104,700
Additional income not included (not use in financing housing loans and monthly expenses
1. 13 month AWS + 3 month bonus - for high average performers = $1,600 x 4 months = $6,400 per year
2. 25 years = $6,400 x 25 years = $160,000
In total, after 25 years (start work at 30 years old work for 25 years up to 55 years old) - accumulated savings = $104,700 + $160,000 = $264,00.
Estimated interest income earned at 2.5% = $264,700 x 1.025 - accumulated savings = $271,317.50 (this is the minimum wealth at 55 years old)
But this person, get salary increment and promotion along the way until retirement - and at 55 years old - monthly income is 5 figures.
Hence the maximum accumulated savings is more than $1 million - sufficient for retirement.
($271,317.50 - $1 million) - accumulated savings for retirement - previous generation.
LCL (Danny 心), [17/1/2025 3:23 PM]
*2024 calculation*
1. ($520,602-$55,000/25 years) / 12 month = $1,552 per month (to repay loan)
2. 20% CPF employee (12% to CPF OA) = $5,500 x 12% = $660
3. 17% CPF employer (14.5% to CPF OA) = $5,500 x 14.5% = $797.50
4. $1,552 - ($660 + $797.50) = $94.50 (to be paid by cash) per month
5. Take home pay = $5,500 - 20% CPF = $4,400
6. $4,400 - $94.50 (housing loan) = $4,305.50 take home pay
7. Set aside 1/3 for saving = $4,305.50 / 3 = $1,435 saving
8. Monthly cash available to be spend on 5 room flat for a household of a couple = $4,400 - $1,435 = $2,965.
9. Total accumulate savings for 25 years = $1.435 x 12 month x 25 years = $430,500
Additional income not included (not use in financing housing loans and monthly expenses
1. 13 month AWS + 3 month bonus - for high average performers = $5,500 x 4 months = $22,000 per year
2. 25 years = $22,000 x 25 years = $550,000
In total, after 25 years (start work at 30 years old work for 25 years up to 55 years old) - accumulated savings = $430,500 + $550,000 = $980,500.
Estimated interest income earned at 2.5% = $980,500 x 1.025 - accumulated savings = $1,005,012.50 (this is the minimum wealth at 55 years old)
But this person based on projection, will get salary increment and promotion along the way until retirement - and at 55 years old - monthly income is likely to exceed 5 figures.
Hence the maximum accumulated savings is more than $1 million (will double $1 million) - more than sufficient for retirement.
($1,005,012.50 - estimated $2 million) - accumulated savings for retirement - current generation.
To conclude, the current young generation will have a higher accumulated wealth compared to the previous generation.
Hence the "perceived unaffordability" of current high housing prices vis-a-vis current income - as compared to previous generation is "Debunked" based on math calculation with hard cold realistic figures.
In fact, the current younger generations - will be more "well off" compared to previous generation.
----
Joomua Tng, [17/1/2025 3:31 PM]
this is based on median income
$5,500.
realistic?
LCL (Danny 心), [17/1/2025 3:31 PM]
Fresh graduates with computer science degree already fetching this salary.
LCL (Danny 心), [17/1/2025 3:32 PM]
2023, the median monthly salary in Singapore was $5,197.
Source :- Google.
Joomua Tng, [17/1/2025 3:32 PM]
out of how many?
LCL (Danny 心), [17/1/2025 3:33 PM]
Singapore median income source - Singapore statistics.
LCL (Danny 心), [17/1/2025 3:34 PM]
In 2024, the median monthly income for full-time workers in Singapore was $5,500, which is a 5.8% increase from 2023. This figure includes contributions to the Central Provident Fund (CPF).
LCL (Danny 心), [17/1/2025 3:34 PM]
Ah, I got the 2024 income median income from Google.
Nicely fit.
Joomua Tng, [17/1/2025 3:35 PM]
this i know. can't take it face value.
the methodology in getting the statistical value?
LCL (Danny 心), [17/1/2025 3:35 PM]
Many of my close circle younger folks about this median income.
LCL (Danny 心), [17/1/2025 3:36 PM]
Some higher.
Joomua Tng, [17/1/2025 3:37 PM]
and they consist what% in the same category?
LCL (Danny 心), [17/1/2025 3:37 PM]
Median
Joomua Tng, [17/1/2025 3:38 PM]
aiyo.. then why so many complaints about affordability?
LCL (Danny 心), [17/1/2025 3:39 PM]
Even at $4,000 salary, I think most people will hit around the million $ 1st bucket.
Do a calculation, get a 4 room flat of about $400,000.
Many people will get their million.
Adam, [17/1/2025 3:39 PM]
Implying housing should be an investment
LCL (Danny 心), [17/1/2025 3:39 PM]
That's why people don't sit down to calculate.
All based on perception - not hard cold figure.
Hence jump into the wrong conclusion.
LCL (Danny 心), [17/1/2025 3:40 PM]
Housing as investment is out of my calculations and computation.
Adam, [17/1/2025 3:41 PM]
Btw, yall here, should housing be an investment or not?
Adam, [17/1/2025 3:42 PM]
If it is, then people will expect to make returns, and work to exploit the system to maximise gains
Adam, [17/1/2025 3:42 PM]
If the gov curbs this, they are denying new homeowners the opportunities the older gen has
LCL (Danny 心), [17/1/2025 3:45 PM]
2024, the median gross salary for fresh university graduates in Singapore was S$4,313, which is an increase from S$4,200 in 2022.
Source :- Google
LCL (Danny 心), [17/1/2025 3:45 PM]
Computer science graduates higher salary after 1 to 2 years working experience - salary adjustment and promotion.
Adam, [17/1/2025 3:49 PM]
Wow salary has 2.7% growth in a yesr
Adam, [17/1/2025 3:49 PM]
How does it compare to hdb?
Adam, [17/1/2025 3:49 PM]
Or teh tarik
Adam, [17/1/2025 3:50 PM]
New families swimming in cash, 2.7% more than previous gen. Must be thankful
Jun Ming, [17/1/2025 3:58 PM]
As said this are median and uni fresh grads in certain industries. For people for poly and ite does that don't go into uni this is not realistic.
Jun Ming, [17/1/2025 3:59 PM]
These people also have a life and would want to get a housing
Jun Ming, [17/1/2025 3:59 PM]
Based on previous topic poly grads have difficulty securing a job
Joomua Tng, [17/1/2025 3:59 PM]
Danny seems to be confident it is realistic.📉📈
Jun Ming, [17/1/2025 4:01 PM]
So if poly people grads want to get married and have a bto is it possible?
REACH Singapore, [17/1/2025 4:02 PM]
📢 Topic 📢
Kim Heok Lim, [17/1/2025 4:03 PM]
BTOs Possible with joint incomes & grants
LCL (Danny 心), [17/1/2025 4:04 PM]
Couples working joint income will hit the million very fast.
Double the time.
Kim Heok Lim, [17/1/2025 4:06 PM]
To many it’s a roof over their head
LCL (Danny 心), [17/1/2025 4:21 PM]
Hence important for the government to consider making financial management a mandatory subject for every IHL and higher secondary students.
It seems like a vast majority of people are quite ignorant about financial planning, saving for retirement and saving for rainy days - even highly educated ones.
Not to mention, ignorance of micro and macro economics - on how the country is run.
LCL (Danny 心), [17/1/2025 4:23 PM]
It is not only realistic, but people are indeed reaping the fruits of such financial plan.
Especially dual income families, the fruition is faster.
G, [17/1/2025 4:37 PM]
Wait until election year then come up with such things?
LCL (Danny 心), [17/1/2025 4:40 PM]
1. Dwelling into the current state of housing provision to meet people's needs.
2. The previous HDB supply shortage and the corresponding high prices during the Covid pandemic period is indeed a big problem - as workers cannot come in, work stoppage, materials supply disruption and shortages - that disrupt HDB flat supply.
3. For young couples, elderly and even singles who need a new flat urgently, the delay in new BTO flats construction is indeed an issue - and they are forced to buy resale flats and drive up the resales market - some hitting $1 million exorbitant prices.
4. But kudos to the Housing Minister and the civil service, the urgent construction of HDB BTO flats has since ramp up significantly immediately after Covid at breakneck speeds - targeting 100,000 new BTO flats throughout the whole island.
5. In addition, cooling measures to curb speculative activities in the resale market - on public and private flats have indeed starting to bring down the housing prices - and make it affordable for new owners to get their flats.
6. Also higher grants help to make the new BTO flats affordable.
7. The housing prices is actually economics, specifically micro-economics of demand and supply.
If we slight the reverse slope of demand horizontally outwards - when the supply slope is not moving downwards, housing prices will rise.
But with government implementing anti-speculative measures to curb unnecessary demand (for speculation and investment - to make quick money) - then demand reverse slope will slide horizontally inward.
With supply of housing ramp up, supply slope will move downwards.
When the demand and supply slope intersect - the prices become low.
This is simple micro-economic of demand and supply - determining prices.
8. Based on economic projection, looking forward, the HDB BTO flats prices will further come down - when the anti-speculative measures to curb demand start to take effect and when more BTO flats complete construction.
I think near the 3rd and 4th quarter of 2025 - we should see further softening of the BTO flat prices.
G, [17/1/2025 4:42 PM]
BTO was supposed implemented to address supposed surplus flats.
Supposedly only build if orders hit minimum quantity.
Was there ever a BTO exercise where minimum quantity wasn't hit?
Over the years, BTO has effectively constricted public housing supply, thereby driving up prices
Why still persist with BTO? Why not revert to the previous model, to build ahead of time? Won't this help keep public housing prices more affordable? After all that is what HDB's mission is. Not to keep giving subsidies then claim that housing is affordable after that.. The fact that subsidies are needed in the first place means the original price of the flats are already not affordable
Joomua Tng, [17/1/2025 4:43 PM]
1.) Does increasing the supply will definitely lower the value to be more affordable?
to what extend?
not likely to shorten the waiting time nor speed up the building new hdb. we are limited by the shortage of workers in constructions. (just a guess). Does local construction companies have enough workers or capacities to speed up the process? unlikely.
2.) HFE will help the buyers, hopefully, understand whether it is within their means and how to plan their financial prudently.
It is a good moves from the government Though Singaporean is educated, not all are able to calculate and plan ahead and know where they stand, financially.
it will educate the population, and allowing us to see it in clarity. It, however, doesn't help in affordability.
3.) more cooling measure for the resales market? it is just temporary measures...it will not address the speculation in the market that drives up the prices. (just like the fed playing with interest rate as a constant adjustment to the financial issue the U.S is facing.)
4.) Singaporean will still feel and experience the high price in resales public housing market.
the transparency of the data is a good moves, however, its effectiveness in reducing the high resales market value is yet to be observed.
however, the sellers can always insist on holding on to their high selling price despite the transparency of data.
Khai Mun L., [17/1/2025 5:43 PM]
Building new houses and providing grants is the safer choice. Compared to forcing buy/sell prices.
Existing home owners would make noise if they were forced to sell at lower or same price they bought.
However, new buildings requires land. And we have limited land size.
Might need to speed up demolishing of old houses or buildings, but have constraints by cultural activists (which some have valid points)
Adam, [17/1/2025 6:12 PM]
But even if build and provide grants, with the current system a large chunk of first timers are uneligible anyway
Noor Naffissah, [17/1/2025 6:12 PM]
Yes
Adam, [17/1/2025 6:15 PM]
Nvm ill live with parents forever. As an individual or even if find wife, my income is too high. As a household, per capita is very low.
System working as designed
Adam, [17/1/2025 6:15 PM]
Maybe if i force wife or myself to take on housekeeping role then i can bto
REACH Singapore, [17/1/2025 6:45 PM]
Dear Contributors,
⏰ We will be closing the chat in 15 minutes ⏰
Thank you very much for being part of our Telegram chat and participating actively.
Goodnight!
Megan 😊
REACH Singapore, [17/1/2025 7:00 PM]
Dear Contributors
We will be closing the chat for today.
Thank you very much for being part of our Telegram chat and participating actively.
Goodnight!
Megan 😊
====