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2017 rate hikes will make your flat more expensive

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By SingSaver.com.sg
Expect your mortgage payments to increase this year as banks in Singapore pull their fixed rate home loans from the market.
On 29 December 2016, several banks decided to pull their fixed rate home loans from the market. This was due to ‘uncertainty’ about future home loan rates, but let us interpret that for you: the banks can see that interest is going to soar in 2017, and are hence reluctant to give out fixed rates.
Because of this, flats in Singapore are going to become more expensive this year.
How Are Home Loan Rates Determined?
In order to understand why Singapore’s home loans are getting expensive – much more expensive – in 2017, you have to know how the interest is calculated.
In Singapore, most bank loans (not HDB loans) are pegged to the Singapore Interbank Offered Rate (SIBOR). SIBOR reflects the rate at which banks lend to each other, and is a measure of the general interest rates in the country.
A typical example of a home loan rate would be (3-month SIBOR) + 0.7 per cent. Assuming the current three month SIBOR rate is 0.96% accurate at the time of writing), this would mean an interest rate of 1.66% per annum.
The Federal Rate Hikes and SIBOR
The SIBOR rate is affected by the interest rates in the United States. The relationship is a complex one, but we can surmise it by saying they tend to move in tandem. This means that when interest rates go up in the United States, SIBOR tends to move up, and vice versa.
In December 2016, the American Federal Reserve (the Fed) made a decision to raise interest rates. However, the Fed also announced three more probable rate hikes in 2017, which could potentially send private bank rates to over two per cent per annum.
These rate hikes are practically assured to happen. Interest rates have been at historical lows since 2008, when the Fed set interest rates to zero to stimulate the economy. This resulted in a flood of cheap home loans in Singapore, and a resulting property boom.
Now that America’s economy is recovering, interest rates will likely rise, in order to prevent uncontrolled inflation in the United States.
How Expensive Will Your Home Loan in Singapore Get?
Let us assume you take a loan of S$800,000 to purchase a condo, at an interest rate of around 1.8% per annum, for 25 years. This would mean monthly repayments of approximately S$3,133 per month.
Let’s assume that, by the end of 2017, the interest rate rises to 2.3%. Based on the same numbers as above, the monthly repayments would increase to S$3,509 per month, a difference of S$376 per month.
In the off chance interest rates rise to HDB levels (2.6%), monthly repayments would be S$3,629 per month, or S$496 more per month.
As you can see, banks have a good reason for pulling many fixed rate products off the market.
What Can Singaporean Homeowners Do?
For HDB owners, there is often a temptation to switch to bank loans, as they have been cheaper than HDB loans for a long time.
On average, home loans cost around 1.8% per annum, whereas HDB loans cost around 2.6% per annum. However, bear in mind that HDB rates seldom change, while there is no telling how high bank rates will be in 10 to 15 years. Perhaps by then, the rising rates mean you will be paying well over 3% per annum.
As you cannot switch your bank loan back to an HDB loan once you’ve refinanced, think carefully about the long-term prospects.
If you intend to sell the flat shortly past the Minimum Occupancy Period (MOP), such as in five to seven years, you may still want to risk a bank loan in the hopes it will still be cheaper than an HDB loan by then. But if you are holding on for the long term, such as for the entirety of the loan tenure, it may pay to stick with HDB.
For private home buyers, the long slump in the property market may tempt you into making a purchase right now. Overall, home prices are down by around 10.8% from the last property peak in 2013. There is also no end of discounts from developers who are desperate to sell before their Qualifying Certificate (QC) or Additional Buyer’s Stamp Duty (ABSD) deadline.
However, the rising interest rates should give you some pause. While your home will probably come with a lower price tag at this time, you do have to factor in the prospect of higher monthly repayments.
While there’s no way you can control the interest rate, you can be sure to take decisions that are in line with your immediate financial situation. Do not dally in refinancing into the best home loan rate you can find, before the good deals evaporate from the market.
You may also want to consider looking for home loans with a longer interest rate period (such as a 6-month SIBOR deal), or for loans with an alternative to SIBOR.
Speak to a mortgage broker as quick has you can. Refinancing into better package now will mean significant savings by the end of the year.
Singsaver.com.sg, Singapore’s go-to personal finance comparison platform, guides consumers on the best money habits with its credit card comparison tool and allows real-time personal loans product comparison.

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Finance

CPF Special, MediSave, and Retirement accounts’ interest rate rises to 4.14% for Q4 2024

The Central Provident Fund (CPF) Board and Housing and Development Board (HDB) announced that the interest rate for CPF Special, MediSave, and Retirement accounts will increase to 4.14% in Q4 2024, up from 4.08%. The 4% floor rate will be extended for another year, providing members with stability amid a volatile interest environment, the announcement stated.

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SINGAPORE: In a joint announcement on Friday (20 September), the Central Provident Fund (CPF) Board and the Housing and Development Board (HDB) revealed that the interest rate for CPF Special, MediSave, and Retirement accounts will rise to 4.14% for the fourth quarter of 2024, up from 4.08% in the previous quarter.

This increase, effective from October to December, comes as the pegged rate exceeds the established floor rate of 4%.

The government has also extended the 4% interest rate floor for these accounts for another year, valid from January 1 to December 31, 2025.

“This extension of the floor rate will continue to provide CPF members with certainty on the returns of their CPF savings amidst the volatile interest rate environment,” the announcement stated.

The interest rate for these accounts is tied to the average yield of 10-year Singapore Government Securities plus an additional 1%.

Meanwhile, the Ordinary Account (OA) interest rate will remain unchanged at 2.5% for the upcoming quarter, as its pegged rate is below the floor rate.

Additionally, the concessionary interest rate for HDB housing loans, set at 0.1% above the OA interest rate, will stay at 2.6%.

To further bolster retirement savings, CPF members will continue to earn extra interest.

Members below 55 years will receive an additional 1% on the first S$60,000 (approximately US$46,500) of their combined balances, capped at S$20,000 for the OA.

For those aged 55 and above, the extra interest comprises 2% on the first S$30,000, capped at S$20,000 for the OA, and 1% on the subsequent S$30,000.

Extra interest accrued on OA balances will be allocated to a member’s Special Account or Retirement Account.

For members above 55 who join CPF LIFE, the additional interest applies to their combined CPF balances, including savings utilized for CPF LIFE.

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Finance

US taxation authority to pursue wealthy tax evaders with advanced AI tools

The Internal Revenue Service (IRS) of United States has announced a comprehensive initiative aimed at aggressively pursuing individuals and entities that owe substantial amounts in overdue taxes.

Under the initiative, 1,600 millionaires and 75 large business partnerships are the primary focus of the IRS’s intensified “compliance efforts.”

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WASHINGTON, UNITED STATES: The Internal Revenue Service (IRS) announced last Friday (8 Sept), that it is embarking on an ambitious mission to aggressively target 1,600 millionaires and 75 large business partnerships that collectively owe hundreds of millions of dollars in overdue taxes.

IRS Commissioner Daniel Werfel revealed that with increased federal funding and the aid of cutting-edge artificial intelligence tools, the agency is poised to take robust action against affluent individuals who have been accused of evading their tax obligations.

During a call with reporters to provide a preview of the announcement, Commissioner Werfel expressed his frustration at the contrast between individuals who dutifully pay their taxes on time and those wealthy filers who, in his words, have “cut corners” when it comes to fulfilling their tax responsibilities.

“If you pay your taxes on time it should be particularly frustrating when you see that wealthy filers are not,” he said.

The IRS’s latest initiative targets 1,600 millionaires, each of whom owes a minimum of US$250,000 in back taxes, along with 75 large business partnerships boasting average assets of approximately US$10 billion.

These entities are now under the spotlight of the IRS’s renewed “compliance efforts.”

Werfel emphasised that a substantial hiring campaign and the implementation of artificial intelligence research tools, developed both by IRS personnel and contractors, will play pivotal roles in identifying and pursuing wealthy tax evaders.

This proactive approach by the IRS aims to highlight positive outcomes resulting from the increased funding it has received under President Joe Biden’s Democratic administration.

Notably, this move comes amid efforts by Republican members of Congress to reassess and potentially reduce the agency’s funding allocation.

IRS has introduced an extensive programme aimed at revitalisng fairness within the tax system

The IRS announced the groundbreaking move aimed at enhancing tax compliance and fairness, with a particular focus on high-income earners, partnerships, large corporations, and promoters who may be abusing the nation’s tax laws.

This initiative follows the allocation of funding under the Inflation Reduction Act (IRA) and a comprehensive review of enforcement strategies.

The new effort, which builds on the groundwork laid following last August’s IRA funding, will place increased attention on individuals with higher incomes and partnerships, both of which have experienced significant drops in audit rates over the past decade.

These changes will be facilitated through the implementation of advanced technology and Artificial Intelligence (AI) tools, empowering IRS compliance teams to more effectively detect tax evasion, identify emerging compliance challenges, and improve the selection of audit cases to prevent unnecessary “no-change” audits that burden taxpayers.

As part of the effort, the IRS will also ensure audit rates do not increase for those earning less than $400,000 a year.

Additionally, the agency will introduce new safeguards to protect those claiming the Earned Income Tax Credit (EITC).

The EITC is intended to assist workers with modest incomes, and despite recent years seeing high audit rates for EITC recipients, audit rates for individuals with higher incomes, partnerships, and those with complex tax situations have plummeted.

The IRS will also take measures to prevent unscrupulous tax preparers from exploiting individuals claiming these vital tax credits.

This move underscores the IRS’s commitment to fostering a fair and equitable tax system, ensuring that all taxpayers, regardless of income or complexity, are held to the same standards of compliance and accountability.

The initiative reflects a comprehensive approach to addressing disparities in tax enforcement and strengthening the integrity of the tax system for the benefit of all Americans.

“This new compliance push makes good on the promise of the Inflation Reduction Act to ensure the IRS holds our wealthiest filers accountable to pay the full amount of what they owe.

“The years of underfunding that predated the Inflation Reduction Act led to the lowest audit rate of wealthy filers in our history. I am committed to reversing this trend, making sure that new funding will mean more effective compliance efforts on the wealthy, while middle- and low-income filers will continue to see no change in historically low pre-IRA audit rates for years to come,”

“The nation relies on the IRS to collect funding for every critical government mission, from keeping our skies safe, our food safe and our homeland safe. It’s critical that the agency addresses fundamental gaps in tax compliance that have grown during the last decade,” Werfel said.

Major expansion in high-income/high wealth and partnership compliance work

Prioritisation of high-income cases: Under the High Wealth, High Balance Due Taxpayer Field Initiative, the IRS is intensifying efforts to address taxpayers with total positive income exceeding US$1 million and recognised tax debts of more than US$250,000.

Building on prior successes, which resulted in the collection of US$38 million from over 175 high-income earners, the IRS is allocating additional resources to focus on these high-end collection cases in Fiscal Year 2024.

The agency is proactively reaching out to approximately 1,600 taxpayers in this category who collectively owe substantial sums in taxes.

Expansion of pilot focused on largest partnerships leveraging Artificial Intelligence (AI): Recognising the complexity of tax issues in large partnerships, the IRS is expanding its Large Partnership Compliance (LPC) programme.

Leveraging cutting-edge Artificial Intelligence (AI) technology, the IRS is collaborating with experts in data science and tax enforcement to identify potential compliance risks in partnership tax, general income tax, accounting, and international tax.

By the end of the month, the IRS will initiate examinations of 75 of the largest partnerships in the United States, encompassing diverse industries such as hedge funds, real estate investment partnerships, publicly traded partnerships, large law firms, and more. These partnerships each possess assets exceeding US$10 billion on average.

Greater focus on partnership issues through compliance letters: The IRS has identified ongoing discrepancies in balance sheets within partnerships with assets exceeding US$10 million, indicating potential non-compliance.

Many taxpayers filing partnership returns are reporting discrepancies in the millions of dollars between year-end and year-beginning balances, often without attaching required explanations.

This effort aims to address balance sheet discrepancies swiftly, with an initial mailing of around 500 partnership notices set to begin in early October.

Depending on the response, the IRS will incorporate these cases into the audit process for further examination.

Priority areas for targeted compliance work in FY 2024

The IRS has launched numerous compliance efforts to address serious issues being seen. Some of these, like abusive micro-captive insurance arrangements and syndicated conservation easement abuses, have received extensive public attention. But much more work continues behind the scenes on other issues.

Among some of the additional priority areas the IRS will be focused on that will touch the wealthy evaders include:

Expanded work on digital assets: The IRS is continuing its expansion of efforts related to digital assets, encompassing initiatives such as the John Doe summons and the recent release of proposed broker reporting regulations.

The IRS’s Virtual Currency Compliance Campaign, which aims to ensure compliance with tax obligations related to digital currencies, will persist in the coming months.

An initial review has indicated a potential non-compliance rate of 75% among taxpayers identified through record production from digital currency exchanges.

The IRS anticipates the development of additional digital asset cases for further compliance efforts in early Fiscal Year 2024.

More scrutiny on FBAR violations: High-income taxpayers across various segments have been utilising foreign bank accounts to avoid disclosure and related tax obligations.

US individuals with a financial interest in foreign financial accounts exceeding US$10,000 at any point in the year are required to file a Report of Foreign Bank and Financial Accounts (FBAR).

The IRS’s analysis of multi-year filing patterns has revealed hundreds of potential FBAR non-filers with average account balances exceeding US$1.4 million. In response, the IRS plans to audit the most egregious potential non-filer FBAR cases in Fiscal Year 2024.

Labour brokers: The IRS has identified instances in which construction contractors are making payments to apparent subcontractors via Form 1099-MISC/1099-NEC, yet these subcontractors are, in fact, “shell” companies lacking a legitimate business relationship with the contractor.

Funds paid to these shell companies are routed through Money Service Businesses or accounts associated with the shell company before being returned to the original contractor. This scheme has been observed in states like Texas and Florida.

The IRS is expanding its attention in this area, conducting civil audits and launching criminal investigations to address non-compliance.

This effort is aimed at improving overall compliance, ensuring proper employment tax withholding for vulnerable workers, and creating a fairer playing field for contractors adhering to the rules.

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