Author: Premela R.

How we plan to add value in 2025!

Last week, I was interviewed by Max Chernov, a well-known YouTuber in Singapore who talks about expat life in Asia. In this interview, I also talk about how home equity loans are used for liquidity around the world – worth a listen.

We have decided to stop our Global Investor Weekly and focus on more value-added content regarding investment strategies, loan programs and other useful information.

To start the year, I want to quickly talk about our key offerings that help our global real estate investors.

  1. International Residential Mortgages
  2. Global Home Equity/Bridging Loans
  3. Referral Partner Program

1. International Residential Mortgages

While we offer residential mortgages to many countries, our core strength is offering U.S. mortgages to overseas Expats and Foreign Nationals. The U.S. continues to exhibit the strongest price appreciation for any G20 countries, with rental yields in the mid-teens on average. Download our recent eBook on the Highest Rental Yield cities globally.

2. Global Home Equity/Bridging Loans

Get access to cash quickly by tapping your home equity in the U.S., Canada, London, Australia and Singapore. In Singapore, we have funded over $400M over the past 2 years, illustrating the lack of traditional bank financing available when the need for cash arises.    

Given the flexibility of these loans, we have clients who use the funds for: 

  • Buying more property
  • Golden Visas
  • Crypto
  • Tuition
  • Healthcare costs
  • Investment opportunities
  • Working capital company level
  • Insurance premium
  • Pay down high-cost debt
  • And the list goes on

3. Global Referral Partners

Our team works with partners globally, primarily mortgage brokers, client advisors, private bankers, and even influencers! We pay a generous referral fee for any successful funding.

Housekeeping – If you want to receive content from our U.S. subsidiary, America Mortgages, please reply 'yes', and we will add you to that distribution list. This content will focus exclusively on U.S.-related topics, strategies, and loan programs.

All the best in 2025!

[email protected]

Global Property Investor – Singapore Landed Home Sales Jump 18.6% in 2024

USA

Mortgage applications in the U.S. increased by 33.3% for the week ending January 10, 2025. This marked the largest rise in a month, driven by both purchase and refinance applications. Refinance applications saw a 44% increase, while purchase applications grew by 27%. Refinance applications also saw an increase in share, rising to 42.7%.

Source: Mortgage Applications Increase in Latest MBA Weekly Survey

U.K.

In November 2024, U.K. house prices rose 3.3% year-over-year, the fastest increase since February 2023. This follows a 3.0% rise in October. Despite high borrowing costs, the property market remains strong. Private-sector rents also increased by 9.0% in December, with London seeing the highest increase at 11.5%. Investors expect further interest rate cuts from the Bank of England in 2025 after a surprise drop in inflation.

Source: House prices in UK rise by most since February 2023

Canada

In Q4 2024, Canadian home prices rose 3.8%, with the average price reaching $819,600. The median price for single-family homes increased 4.9% to $855,900, while condos saw a 1.5% rise to $592,700. Housing market activity picked up, especially in major cities, as buyers regained confidence, helped by interest rate cuts and mortgage rule changes. The market is expected to continue recovering, with a projected 6% increase in home prices by the end of 2025.

Source: Canada real estate: Home prices rose 3.8% in Q4 as sluggish market starts to pick up

Australia

Australia’s housing market showed resilience in 2024, with cities like Perth, Adelaide, and Brisbane reaching record highs in house and apartment prices. Perth led with a 19.5% rise in house prices, and apartment prices saw a 28.2% increase. However, growth slowed in the second half of the year, indicating market stabilization. Listings increased, favoring buyers, with Sydney seeing its highest number of listings in three years.

Source: Australian housing market: Record highs amid slowing growth

Dubai

Dubai’s real estate market saw $136 billion in transactions in 2024, a 27% increase. Investors earned $27.36 billion, with strong demand in Palm Jumeirah, Downtown Dubai, and Dubai Marina. Key factors driving growth include 3.3% economic growth, high rental yields in areas like Dubai Investments Park and Discovery Gardens, and a strong population growth of 4.66% in 2024.

Source: Dubai investors earn $27.36 billion from real estate sector in 2024

Singapore

In 2024, landed home sales in Singapore rose 18.6%, reaching S$6.1 billion. While prices for landed homes grew slightly by 0.1%, demand remained stable despite a 0.9% quarterly decline in Q4 2024. The Good Class Bungalow (GCB) segment also saw more transactions, with 14 GCBs sold in the second half of the year, 45% more than in the first half of 2024. Buyers continued to pay high prices, with the average unit land price rising to S$1,971 per square foot. Prices are expected to rise by 3% in 2025.

Source: Singapore landed home sales up 18.6% to S$6.1b in 2024

Global Property Investor – Dubai Real Estate Transactions Hit $136 Billion in 2024

USA

U.S. property prices rose nearly 5% year-over-year, according to Green Street. The industrial and residential sectors continue to perform well, and retail properties are also improving. Despite ongoing affordability and inventory challenges, analysts expect the market to remain strong for both domestic and international investors.

Source: U.S. Property Prices Up Nearly 5% Year-Over-Year

U.K.

U.K. house prices increased by 0.7% in December 2024 compared to November and by 4.7% year-over-year, with the average price reaching £269,426. The rise is mainly due to buyers rushing to complete purchases ahead of the planned April 2025 stamp duty increase. However, affordability remains an issue, particularly for first-time buyers in London.

Source: London first-time buyers: is 2025 your year to buy a home?

Canada

In 2025, Canada's housing market faces a need for investment in older rental properties, with many units built before 2000. Upgrading these properties is key to addressing the growing demand for affordable rentals. Experts also predict slightly lower mortgage rates this year, which may ease financial pressures for buyers and renters.

Source: Mortgage outlook 2025: Canadians can expect lower rates, deals this year

Australia

Queensland stands out in Australia's housing market for its affordability and growth potential. Nationally, house prices fell 0.2% in December 2024, marking the first decline in nearly two years. Sydney and Melbourne recorded decreases, while Perth and Adelaide saw slight gains. High interest rates and affordability challenges continue to impact the market overall.

Source: Queensland on fire: Is Australia's Sunshine State the next buying opportunity?

Dubai

Dubai's real estate market saw property transactions exceed $136 billion in 2024. Key investment areas include Palm Jumeirah, Downtown Dubai, and Dubai Marina, with demand driven by luxury properties and global investor interest. Analysts predict a steady growth in both the luxury and affordable housing sectors in 2025.

Source: Dubai real estate transactions surpass $136 billion in 2024: Most popular areas to invest in this year

Singapore

In 2025, housing affordability and urban redevelopment are key concerns for Singapore's property market. Developers are calling for adjustments to the Additional Buyer's Stamp Duty (ABSD) to improve affordability for both local and foreign buyers. Redevelopment projects in key areas are expected to create new opportunities for investors.

Source: ABSD tweak, housing affordability, urban rejuvenation lead property players' Budget wish list 

Global Property Investor – U.S. Market Sees Early Signs of a Thaw in 2025

USA

The U.S. housing market is beginning to recover as 2025 starts, with home sales seeing a slight increase after a slowdown in 2024. Lower mortgage rates have contributed to the improvement, though affordability remains a challenge, particularly in cities like Austin. Experts expect the market to stabilize gradually.

Source: Frozen Housing Market Shows Signs of Thawing as 2025 Begins

U.K.

In December 2024, U.K. house prices rose more than expected, with a 0.7% increase from November and a 4.7% annual rise, bringing the average house price to £269,426. This growth is attributed to buyers rushing transactions ahead of the planned stamp duty increase in April 2025.

Source: U.K. House Prices Rise Close to Record High at End of 2024

Canada

Experts emphasize the need for Canada to invest in older rental housing stock, not just new constructions, to address the growing demand for affordable rentals. With a significant portion of rental properties built before 2000, upgrading existing units is crucial for meeting current housing needs.

Source: Canada Needs to Invest in Older Rental Housing, Not Just Build New Real Estate Properties

Australia

Australian house prices fell 0.2% in December 2024, the first drop in 22 months. Sydney and Melbourne led declines, while Perth and Adelaide saw gains. High interest rates and affordability constraints contributed to the slowdown, setting the stage for a soft start to 2025.

Source: Australian House Prices Drop for the First Time in 22 Months

Dubai

Dubai's residential property prices, which surged by over 50% since the pandemic, are expected to see a more moderate rise of 5-10% in 2025. This moderation reflects a stabilizing market, supported by strong demand across both luxury and affordable housing sectors, as well as continued interest from global investors.

Source: Dubai Housing Market to See Price Rise Moderation in 2025

Singapore

Private home prices in Singapore rose 2.3% in the last quarter of 2024, reversing a prior decline, driven by new project sales and lower borrowing costs. Annual prices increased by 3.9%, marking eight consecutive years of growth. Analysts warn of potential new cooling measures amid affordability concerns.

Source: Singapore’s Home Prices Rebound on Year-End Sales Boom

‘24 Recap + ‘25 Outlook + 10 U.S. Cities to Invest In

2024 RECAP

2024 has been one of the most positive years in recent memory for asset prices – nearly everything has risen with a strong economy, wage growth and the prospect of more manufacturing buoyed by the CHIPS Act. 

The Fed managed to accomplish a "soft landing", a feat rarely achieved. Inflation showed real progress, nearing the Federal Reserve's 2% target, while the labor market remained steady despite cooling in some sectors compared to previous years. Wage growth slowed, easing inflationary pressures, while consumer spending continued to grow. The concept of Income and Wages is evolving in real-time, with the economy giving many alternative ways to make money – this is very exciting, and it makes the U.S. economy's ability to adjust better than other developed countries.

At the heart of the narrative, the Federal Reserve played a central role, finally shifting from years of tightening to cutting interest rates in 2024. While these cuts brought some relief, affordability remained a challenge. Mortgage rates, although lower than their multi-decade highs, hovered around 7%, keeping homeownership out of reach for many. It's important to remember that while associated with the Fed Funds rate, mortgage rates are more correlated to the 10 and 30-year Treasury rates and are based on the secondary market pricing of mortgages. 

The housing market mirrored these dynamics. Home sales saw ups and downs, starting strong in Q1 but dropping to 15-year lows by summer as rates spiked. However, as mortgage rates began to decline in anticipation of rate cuts, activity picked up in the fall, signalling a gradual recovery heading into 2025.

2025 OUTLOOK – WILL WE SEE A CONTINUATION OF STRENGTH?

The year ahead is shaping up to offer more opportunities for homebuyers as the market stabilizes. The Federal Reserve is expected to take a gradual approach to monetary easing. Mortgage rates are forecast to stabilize near 6%, which could become the "new normal." While this isn't as low as the pandemic-era rates, it's a significant improvement over 2024 levels, making homeownership more accessible to millions of households.

According to a recent NAR report, If rates stabilize around 6%, approximately 6.2 million households could regain the ability to afford a median-priced home. Inventory is also expected to improve as new construction ramps up and more homeowners decide to list their properties. Housing starts are projected to approach the historical average of 1.5 million units annually, though inventory will likely remain below pre-pandemic levels.

Home prices are projected to rise at a modest 2% rate, marking a more sustainable pace compared to previous years. The upshot is that growth will be "less bubbly" but more stable and predictable.

Personal View

I am torn between what I hope the Fed will do and what the market is pricing in. The Fed, unlike other central banks, does not like to surprise the market – and the market is pricing in ONLY 2 cuts in 2025.

The three major components of a fiscal budget are entitlements, defense spending, and interest expense. I can't see entitlements being cut, given how unpopular this would be politically. Defense spending is more important now than ever before, which leaves us with interest expenses. I think Yellen and Powell will ultimately come to an agreement to cut rates and reduce interest payments. Then again, this is hope and not what the market is pricing in.🤞

Many of you will have heard me say this: policymakers can not directly affect housing supply, only housing demand. That is why policies like Stamp Duties are so popular (see Singapore) to cool or stimulate the market. You can't exactly "force" Lennar (largest homebuilder in the U.S.) to build 7M homes (exactly how short the market is) to meet existing demand for homes. Even if they did build 7M homes – the only ones that could afford to purchase these would be institutions and investors.

The dream of owning a primary in the home is dead (yes, I said it) – affordability has gone past the point of no return withaverage homes in the U.S. nearing $500K! Society will gradually adjust to renting, much like in Europe, pushing up rental yields for investors. BTW, Blackstone and its pals know this. 

10 FACTORS DRIVING THE U.S. REAL ESTATE MARKET IN 2025

The National Association of REALTORS® (NAR) identified 10 key factors that will shape local housing markets in 2025:

  1. Fewer Locked-In Homeowners: Areas with fewer homeowners tied to ultra-low mortgage rates will see more properties listed, increasing inventory.
  2. Lower Average Mortgage Rates: Markets with lower rates enable more buyers to qualify, boosting demand and sales activity.
  3. Faster Job Growth: Strong job markets drive housing demand and affordability, especially for first-time buyers.
  4. Millennial Buyers: Areas where more millennials can afford homes will see higher demand for starter homes.
  5. High Net Migration: Regions with strong population growth will experience increased housing activity.
  6. Households Entering Buying Age: Areas with more households reaching their mid-30s will see stronger demand.
  7. Movers Purchasing Homes: A high percentage of movers choosing to buy signals long-term market stability.
  8. Longer Homeownership Tenure: Regions with homeowners surpassing average tenure may see more listings.
  9. Starter-Home Inventory: Markets with more affordable starter homes provide opportunities for first-time buyers.
  10. Home Price Appreciation: Faster appreciation indicates strong demand, wealth generation, and investment potential.

10 CITIES TO INVEST IN 2025

In the same NAR report, they selected 10 areas expected to outperform for their strengths across these factors:

  1. Boston-Cambridge-Newton, MA-NH: Stabilizing rates and a high share of starter homes make this market appealing.
  2. Charlotte-Concord-Gastonia, NC-SC: Strong job growth and migration trends drive demand.
  3. Grand Rapids-Kentwood, MI: Affordable housing and a reduced "lock-in effect" create opportunities.
  4. Greenville-Anderson, SC: Affordability and strong migration patterns make this market a standout.
  5. Hartford-East Hartford-Middletown, CT: Low rates and inventory potential improve affordability.
  6. Indianapolis-Carmel-Anderson, IN: Job growth and affordable housing attract buyers.
  7. Kansas City, MO-KS: Competitive rates and affordability boost its appeal, especially for millennials.
  8. Knoxville, TN: Strong migration and wealth gains drive long-term market stability.
  9. Phoenix-Mesa-Chandler, AZ: A growing population and strong job market fuel demand.
  10. San Antonio-New Braunfels, TX: Job creation and favourable mortgage rates support market growth.

THE UPSHOT

While 2025 won't return to the ultra-low mortgage rates of the pandemic, the year is set to offer more balance, with stabilizing rates, improving inventory, and sustained demand. For homebuyers, this marks a promising shift toward greater accessibility and opportunity in the housing market.

Contact us at [email protected] or visit www.gmg.asia for more insights.

Global Property Investor – Singapore’s Home Market Ends 2024 on a High Note

USA

National house prices in the U.S. remained near historic highs as of December 2024, reflecting continued affordability challenges despite a slight easing of mortgage rates. Experts suggest that the housing market remains constrained by limited inventory and high demand.

Source: National House Prices Hover Near Historical Norms

U.K.

London dominated the U.K.’s priciest postcodes in December 2024, with all top 20 streets located in the capital. High demand in central areas continues to drive up property prices despite economic uncertainties.

Source: London dominates UK’s priciest postcodes with all top 20 streets

Canada

The Bank of Canada reduced its policy rate in December 2024, a move aimed at easing economic pressures and improving housing affordability. This decision is expected to have a gradual impact on mortgage costs and homebuyer activity in 2025.

Source: Bank of Canada Reduces Policy Rate by 50 Basis Points to 3.25%

Australia

Australia’s build-to-rent sector is emerging as the next real estate hotspot, according to a 2025 outlook. Increased interest from institutional investors is expected to reshape the rental market and address long-standing affordability issues.

Source: Outlook 2025: Australia's build-to-rent sector is the next real estate hotspot

Dubai

Dubai’s real estate market is preparing for significant trends in 2025, including growing interest in off-plan properties, digital innovation, and sustainable development. The city remains a key destination for global investors.

Source: Dubai Real Estate Market: 5 Trends Investors Need to Know in 2025

Singapore

Singapore’s private home market ended 2024 on a high note, buoyed by a burst of transactions late in the year. Analysts remain cautious about whether this momentum can be sustained in 2025 amid regulatory scrutiny and high prices.

Source: Singapore’s Private Home Market Closes 2024 on a High

Global Property Investor – U.K. House Prices Surge 3.4% as First-Time Buyers Re-enter Market

USA

In December 2024, home sales in the U.S. hit a 20-month high, showing increased market activity despite ongoing affordability challenges. Experts say lower mortgage rates helped boost sales, though limited inventory and high prices remain concerns.

Source: Existing Home Sales in the U.S. Hit a 20-Month High

U.K.

House prices in the U.K. went up by 3.4% in October 2024 as more people entered the market. This came as mortgage rates settled a bit, boosting buyer interest. However, future growth might be slowed by economic challenges and inflation.

Source: Average House Prices Went Up by 3.4% in October

Canada

Canada's rental housing supply hit its highest level in 10 years thanks to increased construction efforts. This could help ease the country’s housing shortages over time, making homes more affordable.

Source: Canada's Rental Supply Surges to Decade-High Levels

Australia

Homeowners in Australia made a record median profit of $295,000 when reselling properties in late 2024. Strong demand continues despite higher interest rates and stricter lending conditions.

Source: Australians Made a Record $295,000 Median Profit When Reselling Their Property

Dubai

Dubai's real estate market saw AED 40 billion in transactions in November 2024, driven by strong investor interest and demand for luxury properties. Government policies and a strong economy continue to support the market’s growth.

Source: Dubai Real Estate Market Achieves AED 40 Billion in November 2024 Transactions

Singapore

While Singapore's property market has slowed a bit, branded residences are still popular with investors. These high-end properties are seen as good long-term investments despite concerns about high prices and possible government restrictions.

Source: Market Watchers See Value in Branded Residences in Singapore Despite Slow Take

Q&A: Dubai Property – Where to Buy and Why

Mortgage Rates Singapore

In the webinar, “Dubai Property - Where to Buy and Why,” Khurram Asif, Manager for Dubai Mortgages, and Donald Klip, Co-Founder of GMG, provided valuable insights into Dubai real estate. They discussed the benefits of full-service property management for international investors, strategies to enhance ROI, and Dubai’s property market dynamics.

For those who couldn’t attend, the recording is now accessible here.

During the session, Khurram Asif (KA) and Donald Klip (DK) addressed a variety of questions, offering informative responses to help global investors make informed decisions in the Dubai real estate market. Remarks have been edited for clarity and brevity.

Can GMG assist with refinancing existing properties in Dubai?

KA: Yes, GMG can assist with refinancing fully paid properties in Dubai, offering 50% to 60% of the evaluated property value. Funds can be used for purchasing another property or as cash in hand, depending on the client’s profile​.

What are the typical LTV ratios available for non-resident investors in Dubai?

KA: Non-residents can obtain up to 65% financing from Dubai banks, increased from 60%​.

Is there VAT when buying properties in Dubai? If so, what is the amount?

KA: Yes, there is a 5% VAT in Dubai, applicable mainly to consumable goods. It does not apply to salaries, rental income, or property sale prices​.

Does GMG offer assistance with property management in Dubai?

KA: GMG partners with top property management firms that handle tasks like maintenance, tenant management, and property cleanliness​.

What are the fees and costs involved when buying and selling properties in Dubai?

KA: Buying: Realtor’s Fee: Minimum 2% of the property price. Title Registration Fee (Dubai Land Department): 4% of the property price. Selling: The buyer covers these fees​.

How does the mortgage approval process differ for non-residents compared to residents?

KA: Non-residents face a simpler process, requiring only income proof, passport, and national ID. Credit reports and tax returns are not required, unlike for residents​.

Are interest-only mortgage products available?

KA: Yes, one investment bank in Dubai offers interest-only loans for 12-month terms, with renewal options. Interest rates are higher than conventional loans​.

How easy is it to get a mortgage after paying 50% for an off-plan property before completion?

KA: Buyers are advised to apply for a mortgage 60 days before property completion. Banks can finance the remaining balance upon property handover​.

How easy is it to sell a property or exit a mortgage in Dubai?

KA: Selling properties in Dubai is straightforward, even with an active mortgage. There are no taxes on profits​.

What is the outlook for long-term demand and the possibility of a market bubble in Dubai?

KA: Dubai's real estate market shows continued demand driven by low crime, strong infrastructure, and favorable tax conditions, reducing bubble concerns​.

Is it easy to sell a property in the future if it gains a premium on the original price?

KA: Yes, selling properties at a premium is common, with no tax on profits​.

Can the entire property purchase and mortgage process be done remotely?

KA: Yes, the entire process can be completed remotely without needing to visit Dubai or engage embassies or lawyers​.

How long does it take for a loan to be processed in Dubai?KA: The average loan processing time is four to six weeks, from document submission to receiving property keys​.

Why do you “have to” own where you live?

When it comes to real estate investing – that is, buying a home to earn capital appreciation and cash flow from rental income - it has been common practice to own where you live.

If you live in Vancouver, you buy in Vancouver.

If you live in Hong Kong, you buy in Hong Kong.

If you live in London, you buy in London.

This, of course, makes sense:

1. Knowledge

Living in the same area as your real estate investment makes you an expert. You know the nuances of that area that an outsider would not know – where the schools or shopping malls are, what areas are gentrifying, etc.

2. Financing

Bank financing is easier for its own citizens. Borrowers will have a credit history in the country and relationships with their existing banks, which they can visit at their branches.

3. Access

It is easier to visit new developments, and in hot markets (like in HK when I used to live there), you would have to line up to get a lottery ticket to earn the right to purchase a property. 

This has been a great recipe for success, and many of us have enjoyed the fruits of this type of real estate investing with this supportive macro landscape. Property prices have surged, creating unprecedented wealth for many, magnified by the ability to borrow and get leverage.

But things are different now…

Real estate investing as we know it does not exist anymore!

Rental yields are negative in most countries (rental income < mortgage), so you can only make money by “hoping” the value of the property goes up.

The U.S. is one of the very, very few countries that offer generous “positive” net rental yield + capital appreciation.

Peculiar behaviour when it comes to real estate investing…

If you invest in equities, I’m sure many of you have owned Apple, Amazon, and Google at some point over the past ten years, regardless of where you live in the world.

You don’t only buy Singapore stocks if you live in Singapore, and you don’t only buy U.K.-listed stocks if you live in England. Many people own Bitcoin and its virtual currency.

Why doesn’t this happen with real estate investing?

Why don’t more people buy property as an investment where they don’t live?

Let’s go back to the 3 reasons earlier

1. Knowledge

There is less information on real estate investment opportunities in other countries.

If you are living in Portugal and want to invest in Singapore, is Orchard Road better than Serangoon Road?

If you want to buy a condo in San Francisco - is Geary Street/18th Avenue better than 22nd Avenue?

Unless you have connections to that area (prior education), do extensive online research or have a friend or realtor contact that can give you on-the-ground advice, knowledge is more difficult in other countries.

2. Financing

Banks were created to serve their own citizens. Connecting to a loan officer at a bank in another country is nearly impossible, and most overseas banks do not lend to non-residents. In countries with mortgage brokers, finding financing solutions can be easier if there are mortgage options for overseas investors (hint – this is the problem that we fixed).

3. Access

Very little overseas property is sold in other countries. U.K. and Australian developments are regularly shown in Singapore and Hong Kong. Recently, Japanese and Vietnamese property has been popular, but virtually NO U.S. property is shown overseas - except for the occasional super-high-end New York condos.

This brings us to….

The (new) Real Estate Investing Paradigm…

Instead of solely betting on capital appreciation, it’s now time to look for “cash flow + capital appreciation.” That is, buying and hoping the price appreciates will no longer work in the new paradigm.

The new approach will require doing more research and being an expert on your investment.

The easy money days are over, but I would argue consistent and higher-probability money-making opportunities are available.

As an investor, you are motivated by the highest returns based on your individual circumstances (risk tolerance, time required, cost, etc). 

Moment =>If Knowledge, Financing and Access are made available, where the property is located should be irrelevant (less) when looking to maximize investment potential (Hint….U.S. real estate investment)

Of course, in reality…doing research and speaking to realtors, accountants, and friends takes time, but like with any investment, you need to be as well-informed as possible.

The goal of this report is to give a high-level snapshot of the attractiveness of U.S. real estate investing versus other major countries - from an absolute price and rental income standpoint.