Comments on: Margin Call on your Housing Loan

By: spotted again

spotted again — Thu, 19 Mar 2009 08:49:52 +0000

In today’s Strait Times:
“Some owners are already having to shell out cash to make up the shortfall between their purchase prices and the valuation now. Take a home that you agreed to buy for $1 million, with a 20 per cent deposit and the assumption of obtaining a loan for $800,000.”
“If the valuation falls to $900,000, the 80 per cent portion is now $720,000. So you need to chip in $80,000, in addition to your $200,000 deposit, to make up the $1 million purchase price.”

By: adiemuso

adiemuso — Mon, 23 Feb 2009 04:35:09 +0000

thks for the timely wakeup call for those who are still in dreamland..its going to be real bad..

By: spotted

spotted — Sun, 22 Feb 2009 10:08:00 +0000

Top ups becoming a reality. Spotted at a local condo forum:
“I have a few properties in Central area , the loans are taking up with different banks .. Today one of the banks called me saying that valuation of one of my properties dropped and I need to top up $500k . Initially I took the loan of 70% . and the place rented out now .. So I have been paying my istallments quite steadily and been a good premier customer with the bank over 7 years never defaulting. I said them no way I am going to pay that 500k as I was paying and servicing the loan always in time. They said in that case they will have to take the measures .. ?? I have the money to top up if I wanted to but I would rather reserve my funds to buy some other property near the bottom in September. The question : What “Measures” they can implement ? And what should I do ? In the contract it says that the bank agrees to loan 70% of property value at any time.. which is now obviously dropped by around 25% .. so what if I do not top up ? what happens next ?”
http://forums.condosingapore.com/showthread.php?t=7111

By: yeahyeah

yeahyeah — Sun, 16 Nov 2008 08:50:20 +0000

I personally dont think there is margin call clause on pure SGD property loans. Unless the SGD loan is used for financing non-SGD assts, which effectively means there is a cross-currency swap contract tied up together with the loan. Similar to any other financial instruments which are marked-to-market daily, there is a margin call if mark-to-market values falls below treshold.
This risk is not apparent to many such pple as they think they can pay lower SGD interest rates (rather than higher AUD interest rate) on Aussies properties.
If there is no margin call, I would gladly take a JPY loan to buy Singapore properties, where JPY interest rates is rock-bottom low.

By: 2 examples

2 examples — Sun, 16 Nov 2008 02:41:08 +0000

Page 27 in today’s Sunday Times also gave 2 examples of such housing loan problems.
Given all these issues, plus others, I think property prices will further depress.

By: joe

joe — Fri, 14 Nov 2008 01:51:56 +0000

Assuming AUD430k property with 70% loan AUD300k. You took the loan in SGD hence liability is SGD390k, assuming exchange at that point in time is 1.3 (AUD300k/1.3 = SGD390k)
Now exchange rate drops 1.0 i.e. AUD weakens against SGD, your SGD liability now becomes AUD390k (SGD390k / 1 = AUD390k).
Your LTV ratio has become 91% instead of previously 70% (AUD390k / AUD430k). That triggers the margin call from the bank, to bring the LTV ratio to lower levels

By: to joe

to joe — Thu, 13 Nov 2008 14:50:58 +0000

does that preclude the possibility of margin calls here should local ppty face a sharp decline as seen during the AFC? fact is that margin calls existed and still exist. i believe it’s only a matter of time before we see over-leveraged locals get the “de facto” margin calls on their de facto local residential ppty.

By: joe

joe — Thu, 13 Nov 2008 08:32:05 +0000

for the sake of responsible journalism, the case is mainly referring to australia property loan in singapore dollars. Due to the recent 30% depreciation of AUD, the big aussie banks are now asking for 30% margin calls now.

By: Collin

Collin — Wed, 12 Nov 2008 06:13:36 +0000

Very informative for young peeps like me who have yet to go into workforce.

By: When did Singapore Expats Become so Egotistical? | Armchair Theorist

When did Singapore Expats Become so Egotistical? | Armchair Theorist — Tue, 11 Nov 2008 17:42:37 +0000

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