在新加坡買二手組屋，政府有這些幫助
去年，新加坡轉售組屋市場需求強勁、轉售價格節節升高，在此背景下，支付現金溢價買家比例如何？
2024年3月6日，新加坡國家發展部高級政務部長陳傑豪回答了裕廊集選區議員謝曜全的質詢。
以下內容為新加坡眼根據國會英文資料翻譯整理：
以現金溢價（COV）進行交易的轉售組屋的比例和COV的數量
謝曜全問：
（a）自2023年2月14日公布住房公積金房屋津貼增強措施以來，轉售組屋購房者中支付現金溢價（COV）的比例是多少？
（b）自2023年2月14日以來，COV的平均值和中位數是多少？
（c）部門是否會考慮將住房公積金津貼的獲得與COV掛鉤，以保持COV的審慎和可持續性？
陳傑豪答：
2023年2月14日，副總理黃循財宣布將增加公積金住房補助金（CPF Housing Grant），為尋求轉售組屋的首次購房者提供更多支持。符合條件的首次購房家庭購買2房式至4房式轉售組屋可獲得80,000新元的CPF住房津貼，比之前的50,000新元增加了30,000新元，而購買5房式或更大房型的轉售組屋的家庭可獲得50,000新元的CPF住房補助金，比之前的40,000新元增加了10,000新元。符合條件的首次購房單身人士購買2房式至4房式轉售組屋同樣可以獲得增加的CPF住房補助金，為40,000新元，比之前的25,000新元增加了15,000新元；而購買5房式轉售組屋的單身人士可獲得25,000新元，比之前的20,000新元增加了5000新元。
建屋發展局（Housing and Development Board，簡稱HDB）的轉售組屋交易是基於「買賣雙方自願原則「進行的，房屋賣方和買方之間的價格是通過協商達成並相互同意的。COV是指轉售價格高於房屋市場估值時產生的情況。
在2023年2月住房補助金增加後，約有18%的轉售組屋買家支付了COV。這與2022年約29%和2021年約36%的情況相比明顯減少。大多數轉售組屋買家不需要支付任何COV，而所有買家的中位數COV保持在0新元。
住房補助金針對符合收入標準和其他資格條件的首次購房者，限制了其對整體轉售市場的影響。要執行COV限制將會具挑戰性，因為買家和賣家可能會勾結以規避限制。政府將繼續密切關注轉售市場上房屋的可負擔性。
左圖：通訊及新聞部兼國家發展部高級政務部長陳傑豪 右圖：裕廊集選區議員謝曜全
議長：謝先生。
謝曜全：謝謝您，議長。我感謝高級政務部長的答覆。我很高興聽到過去三年COV情況已經穩定下來。我認為COV保持低水平和穩定尤為重要，特別是對於購買轉售組屋的首次購房者。因此，在這方面，我想問部長是否會考慮制定一個根據不同COV金額的公積金住房補助金的分級系統，以促進買賣雙方在確定COV時的審慎態度。
陳傑豪：我感謝議員提出的補充問題。基本上，他在問，如果支付的COV較少，我們是否可以給予較少的公積金住房補助金，甚至考慮相反的情況。
就我在主要回答中早些時候所分享的，COV是由願意購買的買方和願意出售的賣方確定的，當交易價格高於估價時就會產生COV。由於這是一種買方和賣方願意達成的協議，很難強制執行，因為買方和賣方可能會勾結以規避限制。這是第一個觀點。
第二點是，正如我所說的，這是一種買方和賣方願意達成的協議。在雙方之間，有許多考慮因素。可能涉及到房屋的屬性，也可能是地理位置。有居民告訴我，一些首次購房者選擇了特定的地點，可能是因為特定的需求，例如，需要照顧家人，因此選擇了與家人同住或附近的地方。
我認為不要過度複雜化該計劃，並過度干預這些決定。
以下是英文質詢內容：
PROPORTION OF RESALE HDB FLATS TRANSACTED WITH CASH-OVER-VALUATION (COV) AND QUANTUM OF COVS
Mr Xie Yao Quan asked the Minister for National Development (a) what proportion of resale HDB flat buyers paid Cash-Over-Valuation (COV) since 14 February 2023, when enhancements to the CPF Housing Grant were announced; (b) what is the mean and median COVs since 14 February 2023; and (c) whether the Ministry will consider making the CPF Housing Grant conditional on COVs to keep COVs prudent and sustainable.
The Senior Minister of State for National Development (Mr Tan Kiat How) (for the Minister for National Development): On 14 Februay 2023, Deputy Prime Minister Lawrence Wong announced that the Central Provident Fund (CPF) Housing Grant would be increased to provide more support for First-Timer Singaporeans seeking a resale flat. Eligible First-Timer families buying a 2-room to 4-room resale flat can receive $80,000 in CPF Housing Grant, up from $50,000 previously, while those buying a 5-room or larger resale flat can receive $50,000 in CPF Housing Grant, up from $40,000 previously. Eligible First-Timer singles buying a 2-room to 4-room resale flat can similarly receive an increased CPF Housing Grant of $40,000, up from $25,000 previously; while those buying a 5-room resale flat can receive $25,000, up from $20,000 previously.
Housing and Development Board (HDB) resale flat transactions are conducted on a 「willing buyer-willing seller」 basis, with prices negotiated and mutually agreed upon between flat sellers and buyers. Cash-Over-Valuation (COV) arises when the resale price is higher than the market valuation of the flat.
After the CPF Housing Grant was enhanced in February 2023, about 18% resale flat buyers paid COV. This is a noticeable reduction from about 29% in 2022 and 36% in 2021. The majority of resale flat buyers did not have to pay any COV and the median COV across all buyers has remained at $0.
The CPF Housing Grant is targeted at first-timer buyers who meet income criteria and other eligibility conditions, limiting its impact on the overall resale market. COV restrictions would be challenging to enforce, as buyers and sellers could collude to circumvent the restrictions. The Government will continue to keep a close watch on the affordability of flats on the resale market.
Mr Speaker: Mr Xie.
Mr Xie Yao Quan (Jurong): Thank you, Speaker. I thank the Senior Minister of State for his reply. I am glad to hear that the COV situation has calmed down in the last three years. I think it is especially important for COV to remain low and stable, especially for first-timers who are buying resale flats. So, in this respect, I just want to ask the Senior Minister of State whether the Ministry will be minded to consider a tiered system of haircuts to the CPF Housing Grant, pegged to different amounts of COV, to promote prudence in the determination of COV between buyer and seller.
Mr Tan Kiat How: Sir, I thank the Member for his supplementary question. Basically, he is asking, can we give less CPF Housing Grant if less COV is paid and perhaps even consider vice versa.
As I shared earlier in my main reply, the COV is determined between a willing buyer and a willing seller, and arises when the transacted price is above the valuation. Because it is a willing buyer-willing seller agreement, there is a high chance of it being hard to enforce because the buyer and seller could collude to circumvent the restrictions. That is the first point.
The second point is, as I said, it is a willing buyer-willing seller agreement. Between the two, there are many considerations at play. Potentially, it could be the attributes of the flat, the location possibly. I have residents telling me, first-timer residents telling me they chose certain locations because of certain needs, for example, caregiving needs to family members living in the same block or nearby.
I think it is sensible to not over-complicate the scheme and overly intervene in such decisions.
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