{"id":30548,"date":"2019-11-21T17:56:23","date_gmt":"2019-11-21T09:56:23","guid":{"rendered":"https:\/\/www.99.co\/blog\/singapore\/?p=30548"},"modified":"2022-06-13T17:24:29","modified_gmt":"2022-06-13T09:24:29","slug":"if-youre-choosing-between-a-resale-flat-and-a-condo-read-this","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/if-youre-choosing-between-a-resale-flat-and-a-condo-read-this\/","title":{"rendered":"If you\u2019re choosing between a resale HDB and a condo, read this"},"content":{"rendered":"
<\/div>

\"\"<\/p>\n

\n

\u201cResale HDBs are bad inves<\/span><\/i>tment, you sell confirm lose money\u201d<\/span><\/i><\/p>\n<\/blockquote>\n

That\u2019s what every agent says when they\u2019re advising you between a resale HDB flat and a condo. And you know what? They have a very good reason to believe so.\u00a0<\/span><\/p>\n

That’s because investing in private property is one of the best ways to make money in Singapore. We have absolutely zero doubt about that.\u00a0<\/b><\/p>\n

After the government finally clarified that HDBs do expire after their 99 year lease, the prices of resale flats have tanked. One thing is clear: HDBs will always be affordable housing for the masses. Don’t expect any massive price appreciation any time soon. Or later. Or ever<\/em>. Affordable housing is one of the few things that holds Singapore together.\u00a0<\/span>
\n<\/span><\/p>\n

\"HDB<\/a>
HDB resale prices have fallen 11.50% since 2013, even before the government said that the 99-year thing was gonna be enforced.<\/figcaption><\/figure>\n

\u00a0<\/span><\/p>\n

Condos on the other hand, have consistently made money since the beginning of Singapore’s existence… well sort of.\u00a0\u00a0<\/span><\/p>\n

\"\"<\/a>
Capital appreciation of Singapore condos is 32.49%, if you’re counting from 2009<\/figcaption><\/figure>\n

They\u2019re also pretty decent in the short term too. If you take advantage of a developer\u2019s early bird discount \u2013 which sometimes is as much as 10 per cent \u2013 there\u2019s a lot of money to be made. <\/span>
\n<\/span>
\n<\/span>After all, 10 per cent of a $1,000,000 condo is already $100,000.<\/span><\/p>\n

Okay bla bla bla, so why the hell is a HDB a good investment? <\/span><\/p>\n

#1 The Rental Yield Argument <\/b>
\n<\/b><\/b><\/h2>\n

\"\"<\/h2>\n

<\/b>Yes, apart from BTOs and other newish flat\u2019s (and some other special cases), the future seems bleak for the HDB resale appreciation. If you buy a HDB with 50 years lease left today, it is most certain that you WILL sell it at a loss.<\/span><\/p>\n

But hang on, property investment isn\u2019t ALL about capital appreciation. It\u2019s <\/span>also<\/span><\/i> about <\/span>rental yield.\u00a0<\/b><\/p>\n

And when it comes down to it, HDBs can have far better rental yield compared to their condo counterparts, simply by virtue of how affordable they are. (Note: Depends on rental income generated as well. Condos do tend to generate higher rental income than flats, which can sometimes offset their higher costs)<\/span><\/p>\n

A case study:\u00a0<\/b><\/h3>\n

Suppose you get a really affordable three room $280,000 flat at Mei Ling Street<\/a>. One of those with approximately 50 years left on the lease.\u00a0<\/span><\/p>\n

If no reno is needed, that\u2019s actually only <\/span>$230,000<\/b> after your $50,000 resale grant. Assuming you rent it out after five years for a modest $15,000 or $18,000 a year, that\u2019s actually a pretty decent rental yield, far better than what any condo can achieve \u2013 simply because of the sheer low quantum.\u00a0\u00a0<\/span><\/p>\n

Even assuming that you spent up to $300,000<\/strong> paying interest, reno, taxes, conservancy fees and maintenance fees \u2013\u00a0 that would STILL be 6% rental yield.<\/p>\n

You\u2019ll break even in approximately 16 years, maybe even sooner, if rental rates keep up with inflation.\u00a0<\/span><\/p>\n

That leaves a remaining 34 years left for you to collect rental income.\u00a0<\/span><\/p>\n

\u201cWait\u2026 16 years just to break even? Isn\u2019t that a bad investment?\u201d\u00a0<\/b><\/h2>\n

\"\"<\/p>\n

If you look at that alone, yeah sure. That $280,000 HDB resale is a shitty investment. Historically, some condos appreciated 300 per cent during the same time frame.\u00a0<\/span><\/p>\n

So yes, if you could afford a condo but went to buy a resale HDB, you would be giving up<\/span> on some pretty insane capital property appreciation.\u00a0<\/span><\/p>\n

\u201cAnd where are you going to stay if you\u2019re renting out your HDB?\u201d<\/b><\/h3>\n

Good one. You got us there. To even rent out your HDB, you\u2019re going to need to buy another property\/live somewhere else. If you buy another house, you\u2019d be subject to ABSD.\u00a0<\/span><\/p>\n

So all in all, this whole \u2018rent your HDB idea\u2019 is pretty optimistic \u2013 realistically only two groups of people can take advantage of the high rental yield for HDB flats:
\n<\/span><\/p>\n

1) Live with their parents\u00a0<\/span><\/p>\n

2) Aren\u2019t intending to live in Singapore<\/span><\/p>\n

Which brings me to the second argument.\u00a0<\/span><\/p>\n

#2 A HDB will never make you money. But it will tie up less capital:\u00a0<\/b><\/h2>\n

\"\"<\/p>\n

(No form of property investment truly gives you liquidity, as the asset class is by definition illiquid. There is no easy way to cash out in an instant<\/em>)<\/span><\/p>\n

Assuming you bought a $770,000 condo today in 2019, you would have locked up $225,000.\u00a0<\/span><\/p>\n

If you bought the $230,000 HDB resale, you would have only locked up $57,500.\u00a0<\/span><\/p>\n

Now, that\u2019s a difference of $167,500.\u00a0<\/span><\/p>\n

For the first option, you would be putting all your eggs in some basket (a pretty safe basket, no less). You\u2019ll be giving up on other forms of investment \u2013 namely the <\/span>stock market<\/b>.\u00a0<\/span><\/p>\n

Here\u2019s what $167,500 might look like if invested into popular global index funds over the past 10 years (starting in 2009) vs a condo.\u00a0<\/span><\/p>\n\n\n\n\n
Kept in a biscuit tin<\/span><\/p>\n

(0%)<\/span><\/td>\n

S&P500 (257.752%)<\/span><\/td>\nMSCI\u00a0 (IWDA)<\/span><\/p>\n

(183%)<\/span><\/td>\n

STI (ETF)\u00a0<\/span><\/p>\n

(12%)<\/span><\/td>\n

Average Condo prices<\/span><\/p>\n

(67.91%)<\/span><\/td>\n<\/tr>\n

$167,500<\/span><\/td>\n$430,475<\/span><\/td>\n$306,525<\/span><\/td>\n$187,600<\/span><\/td>\n$281,249<\/span><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

In terms of capital appreciation, the stock markets have shown the potential to beat the crap out of condo appreciation. Though with condos, you have to take account leverage<\/strong>. So that 67.91% capital appreciation, leveraged four times cos of a 25% downpayment will definitely be competitive with stock market gains.<\/p>\n

My point is this: a HDB is an investment in your liquidity. Put that money elsewhere, and there’s the potential<\/em> to match the gains made by any condo.<\/p>\n

But wait, all this depends on whether or not you buy the right stocks\u2026<\/b><\/h2>\n

\"\"<\/p>\n

<\/b>You\u2019re right. But the same argument can be made for property. Whether or not you make huge gains or painful losses depends on whether you buy the right property.
\n<\/span><\/p>\n

In the same way you can argue someone buying the Sail made 300 per cent in <\/span>three years. <\/b>You can argue that the same person could have made 60 per cent by buying Tesla stocks over the past <\/span>three months.\u00a0<\/b><\/p>\n

(Also, everyone knows hidden costs of the condo can add up to devastating amounts over many years, so if your condo doesn’t appreciate, you WILL lose money. )<\/span><\/p>\n

Okay, now what?\u00a0<\/em><\/b><\/h2>\n

We\u2019re not saying property investing is a bad idea. We\u2019re also not saying you should sell your home and buy HAIDILAO stocks (Up 72% since Jan 2019 at time of writing)<\/span><\/p>\n

Both assets have their <\/span>pros and cons.\u00a0<\/span><\/a><\/p>\n

What we\u2019re saying is this that this notion of <\/span>\u2018buy HDB, sure lose money\u2019 <\/b>can be pretty dangerous.\u00a0<\/span><\/p>\n

Why?\u00a0<\/span><\/p>\n

Because it pushes people to over-stretch for a condo when their finances don\u2019t allow it. In some cases, it might event result in property being the ONLY thing people invest in. Which results in a lack of diversification.\u00a0<\/span>It sees things purely from the eyes of a property investor, and even though we LOVE property<\/span>, \u201cBuy HDB sure lose money\u201d<\/b> isn\u2019t a fair statement to make because it assumes the HDB buyer won\u2019t make any other sort of investment.\u00a0<\/span><\/p>\n

To oversimplify things, we\u2019ll say this.<\/b><\/h2>\n

\"\"<\/p>\n

If you like commitment and aren\u2019t concerned and can afford it, buy a good condo to invest. We’re a property portal site. We will always say property is our favourite investment cause that’s who we are.\u00a0<\/span><\/p>\n

But if you can\u2019t afford a condo yet, don\u2019t fret. It\u2019s better not to overstretch yourself. Save up money.\u00a0 Buy an affordable HDB. Invest in the stock market \u2013 the gains are not to be scorned at, either. <\/span><\/p>\n

You can always buy that condo later.<\/span><\/p>\n

PS: Read more about stocks vs property <\/span>here<\/span><\/a>.\u00a0<\/span><\/p>\n

PS: If you buy a condo first and then want to get an HDB, it\u2019s not easy to reverse the decision. You can\u2019t apply for a flat while you have a condo, so if you want to downgrade, you need to sell the condo, and then wait 30 months before you can apply for an HDB flat. If you need a flat for some reason within the first three years of buying (e.g. want to get married and shoebox condo is too small), there is the SSD to contend with, and the state of the market at the time you sell. <\/em><\/p>\n

On the flipside, if you buy an HDB first and decide it\u2019s a mistake, not too hard to sell and upgrade to a condo later (just wait for the MOP). If you buy a condo and realise you\u2019ve run out of money, etc.then it\u2019s much more problematic to downgrade (see above)<\/em><\/p>\n

\n

Picking between a resale HDB or condo? Let us know in the comments section below or on our Facebook post.<\/h2>\n

If you found this article helpful, check out HDB grants for singles<\/a> and BTO vs Resale vs EC: Which is best for investment?<\/a><\/p>\n

Looking for a property? Find the home of your dreams today on Singapore\u2019s fastest-growing\u00a0property portal<\/a>\u00a099.co<\/a>! If you would like to estimate the potential value of your property, check out\u00a099.co<\/a>\u2019s Property Value Tool<\/a>\u00a0for free. Also, don\u2019t forget to join our Facebook\u00a0community page<\/a>\u00a0or Telegram\u00a0chat group<\/a>! Meanwhile, if you have an interesting property-related story to share with us, drop us a message\u00a0here<\/a>\u00a0\u2014 and we\u2019ll review it and get back to you.<\/p>\n","protected":false},"excerpt":{"rendered":"

\u201cResale HDBs are bad investment, you sell confirm lose money\u201d That\u2019s what every agent says when they\u2019re advising you between a resale HDB flat and a condo. And you know what? They have a very good reason to believe so.\u00a0 That’s because investing in private property is one of the best ways to make money…<\/p>\n","protected":false},"author":80,"featured_media":30561,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53601,53631,53643,57131,53984],"tags":[53604,53636,55801,55016,53788,55802,53647,54717,55803],"persona":[],"class_list":{"2":"type-post","21":"entry","22":"has-post-thumbnail"},"acf":[],"yoast_head":"\nIf you\u2019re choosing between a resale HDB and a condo, read this - 99.co<\/title>\n<meta name=\"description\" content=\"Can't decide whether to buy a resale HDB or condo? 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