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Changing Tides of Mortgage Interest Rates in Singapore


The Singaporean property market has long been sensitive to global interest rate movements. When the pandemic hit in 2020, the US Federal Reserve's swift interest rate cuts rippled through Singapore, creating a period of near-zero interest rates and low borrowing costs. But, if you've been following the market, you'll have noticed that interest rates climbed rapidly in 2022. So, what's in store for interest rates in 2023 and how will it impact your property purchases and home financing strategies? Let's delve into the details.


COVID-19 and Interest Rates

As the pandemic triggered a global recession, central banks worldwide, including Singapore, reduced interest rates to stimulate economic growth. Lower interest rates facilitate borrowing, encouraging spending and maintaining economic stability. Singaporean home loans are often tied to SIBOR and SORA, both of which follow trends in interbank interest rates. SIBOR, in particular, closely tracks the US Federal Reserve's benchmark rates.


During the COVID-19-induced recession, interbank rates remained low, which resulted in favorable mortgage interest rates in Singapore. However, as global economies recover and the US combats inflation with interest rate hikes, the era of low interest rates has ended. Borrowing costs have risen, impacting those with floating-rate bank loans.


What Happened in 2023

Singapore's interest rates are heavily influenced by US rates, making it crucial to monitor the US Federal Reserve's actions. In 2022, the US experienced a series of aggressive interest rate hikes. For those with floating-rate home loans, this led to noticeable increases in interest expenses.


The US Federal Open Market Committee's actions in 2022 saw several rate hikes, with the federal funds rate rising from 0.25% to 4.50% by the end of the year.


The Forecast for the remaining 2023

In 2023, interest rate hikes are anticipated but are expected to moderate in the second half of the year. Signs indicate that interest rates are stabilizing. The recent Federal Open Market Committee meeting held in November 2023 saw rates held steady for the third time this year, with a signal of another hike by year-end.


This stability is also reflected in reference rates, which are beginning to level off.


What Does This Mean for Homeowners

For homeowners in a high-interest rate environment, budgetary prudence is essential to accommodate higher mortgage payments. 1) Refinancing your home loan could be a wise move. 2) Consider making partial or full repayments using cash or CPF to manage cash flow demands. 3) Increasing CPF usage for monthly loan servicing is another option. Splitting or refinancing loans into separate fixed or variable ones can help spread risk.


Additionally, 4) SIBOR-linked home loan holders may consider switching to SORA-pegged loans, which tend to lag behind rate increases. For those seeking certainty, 5) refinancing to fixed-rate packages may provide peace of mind.


Before committing to a loan, always factor in worst-case scenarios, such as job loss, and ensure a financial buffer. It's advisable to assume a mortgage interest rate of 3.50% when budgeting.


Keep in mind that the lowest interest rate package may not be the best choice. Look at the long-term costs, as attractive promotional rates may lead to higher costs down the road.


In the evolving landscape of Singapore's mortgage interest rates, careful consideration of your options is essential. Research thoroughly and choose loans that align with your specific needs, as the "best" home loan varies from person to person.


As you navigate property financing in 2023, remember to make informed decisions and prioritize your financial well-being above all else.

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