Deferred Payment Scheme (DPS)

Under the DPS, buyers can purchase uncompleted residential properties by paying 10 to 20 percent downpayment to the developer. The remaining 80 to 90 percent of the purchase price has to be paid only when the temporary occupation permits of the properties are issued. This scheme was introduced in October 1997 and withdrawn in October 2007. Given the fall in property prices, we are concerned about buyers who have purchased properties under the DPS.

There were 10,450 units under the DPS as at 30 November 2008. Of these units, 4,560 units (43.6 percent) were expected to be completed in 2009, 2,540 (24.3 percent) in 2010 and 1,934 (18.5 percent) in 2011. We will first focus on the 4,560 units in 2009. As construction of private properties normally take about three years, it is most likely that the 4,560 units were bought at 2006 prices. In 2006, the URA residential property price index went up by 9.8 percent. The 2,540 units to be completed in 2010 would have been bought at 2007 prices, when the URA price index went up by a hefty 28.1 percent. We believe that those who bought at 2006 prices will still be able to make a small, if any, profit when completion occurs in 2009. However, those who bought in 2007 and later will encounter losses as the prices had risen by huge amounts and price correction would take place in 2009.

Furthermore, banks are tightening credit and buyers may have difficulties securing loans. Therefore buyers, who are unable to obtain loans, may have to sell their properties at lower prices in the open market or forfeit their downpayments and return the properties to the developers. The developers would have to sell their properties at much lower prices to entice buyers as the downturn in the property market continues. This supply of properties from the DPS will add further pressure to the falling property prices.

Response from the government. Due to the economic uncertainties, in December 2008, the government announced that no new sites will be added to the Government Land Sales (GLS) Programme for the first half (1H) of 2009. Moreover, it has reduced the supply of commercial space and will not have new supply of private residential units from government agencies, outside the GLS Programme, for 1H 2009.

We feel that the measures are timely as the response to the GLS Programme has been poor for 2008. This will not add to the supply of land in the market and further depress prices.


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