Author: Premela R.

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.

Global Property Investor – Vancouver Home Sales Surge 28% Despite Persistent Affordability Issues

USA

In December 2024, experts predict that the U.S. housing market will face challenges in 2025, with high costs and limited affordability. Some areas might see small price drops, but strong demand in key regions is likely to keep prices up. Analysts expect mortgage rates to settle by mid-2025, which could help buyers a little. However, overall activity in the housing market is likely to stay low because of affordability problems.

Source: 4 Predictions for the U.S. Housing Market

U.K.

U.K. house prices saw their most significant rise since March 2022, driven by a modest recovery in buyer demand. According to recent reports, house prices grew by 1.7% in November 2024, with first-time buyers showing increased activity due to slightly lower mortgage rates. Despite this growth, analysts warn that high inflation and economic uncertainty may slow growth in 2025, with housing affordability remaining a key challenge for many.

Source: U.K. house prices up by most since March 2022

Canada

Vancouver home sales surged by 28% in November 2024 compared to the previous year, showing renewed buyer interest due to slightly lower mortgage rates. However, analysts warn that this rebound might not last long, as high prices and limited housing supply continue to make affordability a challenge. The market remains very competitive, with buyers frequently competing in bidding wars for popular properties.

Source: Vancouver home sales surged 28% in November

Australia

Australia's housing market lost momentum in late 2024, with property prices falling in key cities like Sydney and Melbourne. This decline is attributed to higher interest rates, tighter lending criteria, and reduced demand from first-time buyers. Experts predict that this cooling trend will likely persist into early 2025, potentially offering a window of opportunity for prospective buyers.

Source: Australia’s housing market loses steam with prices falling in Sydney and Melbourne

Dubai

Dubai’s real estate market continues its rapid growth, with home prices expected to surge again in 2025. According to Knight Frank, prices for luxury properties are projected to rise by up to 15%, fueled by strong international demand and government initiatives aimed at attracting foreign investors. The market's expansion is further supported by ongoing infrastructure developments and a robust economy.

Source: Dubai Home Prices Set to Surge Again in 2025, Knight Frank Says

Singapore

Singapore’s property market faces potential government intervention if current growth trends continue unchecked. Recent reports highlight that home prices remain elevated, despite cooling measures introduced earlier in 2024. Experts warn that harsher property curbs may be necessary in 2025 to address affordability concerns and prevent overheating in the market.

Source: Singapore Seen Facing Harsh Property Curbs If Boom Isn’t Tackled

Global Property Investor – Dubai’s Rental Market Set to Surge 18% in 2025 as Demand Grows

USA

In November 2024, U.S. mortgage rates decreased for the first time in over two months, leading to a surge in homebuyer activity and an increase in mortgage applications. The average rate for a 30-year fixed-rate mortgage fell to 6.86%, down from the previous week's 6.97%. This decline has slightly improved affordability, encouraging renewed interest in the housing market. Analysts say the market's growth depends on the economy and steady rates.

Source: U.S. mortgage rates drop, easing pressure on potential homebuyers

U.K.

Zoopla's November 2024 report indicates that U.K. house prices are no longer overvalued, thanks to strong income growth and lower mortgage rates enhancing affordability. The average house price has increased by 1.5% annually, reaching £267,600. Experts expect house prices to rise by 2.5% in 2025 and 7.5% over the next three years. However, Stamp Duty changes in April could slow this growth.

Source: Zoopla: U.K. house prices are no longer overvalued

Canada

According to Oxford Economics, Canadian mortgage rates are expected to rise starting in 2026, which could keep housing out of reach for many until 2035. While recent rate cuts have offered temporary relief, they may also push home prices higher, reducing affordability. Slower population growth could help ease price increases, but major improvements in affordability are unlikely in the near future.

Source: Canadian Mortgage Rates To Rise, Housing Unaffordable Until 2035: Oxford Econ

Australia

Foreign investment in Australia's property market has declined, with approved residential real estate investments dropping by 15% during 2024. This decrease is attributed to higher taxes, fees, and stricter regulations deterring foreign buyers, particularly from China and Hong Kong. The decrease in foreign investment raises concerns about housing supply and affordability, as these investors have traditionally played a key role in funding new housing developments.

Source: Why foreign buyers are exiting Australia’s property market

Dubai

Dubai’s real estate market is growing quickly, with property rentals expected to rise by 18% in 2025. Strong demand for both luxury and commercial properties, along with supportive government policies, is driving this growth. Ongoing infrastructure projects and urban developments are attracting more international buyers, keeping the market’s momentum strong.

Source: Dubai real estate: property rentals set to surge 18% in 2025

Singapore

Business sentiment among Singapore property players improved in Q3 2024, driven by falling interest rates and a stronger economic outlook. Key sectors like Hotels/Serviced Apartments and Suburban Residential show strong potential, making them attractive for investors. Despite some risks, Singapore’s stable and resilient market continues to offer promising opportunities for long-term investment.

Source: Business sentiment among Singapore property players improves in Q3 rate declines

Global Property Investor – Singapore’s Home Prices Set to Rise in 2025 as Market Confidence Grows

USA

In October 2024, U.S. existing home sales increased as a drop in mortgage rates offered a small boost to the housing market. The National Association of Realtors described the rise as encouraging, but affordability remains a concern due to high prices and rising interest rates. Analysts suggest that for this upward trend to last, borrowing conditions will need further improvement.

Source: U.S. existing-home sales rose in October after mortgage-rate drop

U.K.

Asking prices for homes in the U.K. dropped sharply in November 2024, marking the steepest decline for this time of year since 2018. Despite this, analysts predict a recovery in 2025 as the market stabilizes. The recent price cuts are largely due to sellers adjusting to cautious buyers but renewed economic confidence, and better interest rates could help the market bounce back in the months ahead.

Source: Asking prices for UK homes show big November dip but 2025 set for gains

Canada

Canadian home sales in October 2024 were down 6.7% year-over-year but rose 1.4% from the previous month. The national average home price held steady at $736,000, a 2.3% increase year-over-year. Vancouver stood out with stronger sales activity, reflecting steady demand despite ongoing affordability challenges. Experts point to improved borrowing conditions and strong immigration as key drivers of the trend.

Source: Canadian Home Sales Surge in October, Reaching a Two-Year High

Australia

Australia’s property market remained notably stable throughout 2024, with steady prices and consistent activity levels showing no significant downturns or spikes. Experts credit this stability to balanced supply and demand, a resilient economy, and low unemployment. Analysts expect this trend to continue into 2025, creating a favorable market for buyers and sellers.

Source: Australia's property market has seen an enormous amount of stability over the past year

Dubai

Dubai’s real estate market continues to thrive, fueled by strong demand for high-end properties and a supportive business environment. Experts highlight the emirate’s robust economic policies and growing global investor interest as key drivers of this growth. Both residential and commercial sectors are flourishing, with long-term prospects strengthened by strategic infrastructure developments.

Source: Why Dubai’s current real estate boom is here to stay

Singapore

Singapore’s home prices are projected to rise in 2025, driven by a strong economy and sustained demand, particularly in the luxury and prime property area. Analysts note that reduced cooling measures and foreign investor interest strengthen market confidence. The trend reflects similar growth expected in other global hubs like Hong Kong and Sydney.

Source: Home prices set to rise in Singapore, Hong Kong, Australia in 2025

Global Property Investor – Ontario Home Prices Climb 4.1% While British Columbia Faces Declines

Global Mortgage Group

USA

Federal Reserve Chair Jerome Powell says the main problem behind the U.S. housing crisis is a lack of homes for sale. This shortage has made houses more expensive and harder to afford. He emphasized that while the Federal Reserve can influence interest rates, it cannot directly address the housing supply problem, which requires action through local and national policies to encourage construction and development.

Source: Jerome Powell says the 'real issue' behind the U.S. housing crisis is 'not something the Fed can really fix' — here's why and what Americans can do

U.K.

Hamptons has revised its U.K. home price forecast, now predicting a 3% decline in 2024, influenced by recent budget measures introduced by the Labour government. These measures, aimed at addressing housing affordability, include increased taxes on high-value properties and incentives for first-time buyers. The forecast adjustment reflects expectations of a cooling housing market in response to these policy changes.

Source: Hamptons lowers U.K. home price forecast on Labour budget measures

Canada

In September 2024, Ontario's home prices rose by 4.1% compared to the previous month, with an average price of $851,478—a slight 0.2% increase year-over-year. In the Greater Toronto Area, prices grew 3.1% month-over-month to $1,107,291, though this was down 1.1% compared to last year. Meanwhile, British Columbia's average home price fell 2.4% year-over-year to $942,969, despite a small 0.5% monthly rise. This suggests that buyers may find more favorable conditions in British Columbia, while Ontario remains a competitive market.

Source: Posthaste: These are the best buyers' markets in Canadian real estate — for now

Australia

Brisbane's housing market remains strong, with prices reaching record levels. Since the start of COVID, home values in Brisbane have increased by 64%, even surpassing Melbourne's median home price. Despite increased listings and rising prices affecting affordability, demand remains robust, particularly for detached houses in inner and middle-ring suburbs. ANZ Bank forecasts a 5-7% property price rise in Brisbane in 2025.

Source: Brisbane's property market forecast for 2025

Dubai

Dubai's older buildings are attracting significant investor interest due to their prime locations, larger unit sizes, and established communities. These properties often cost less than newer ones, making them attractive to both buyers and renters who want more space in central locations. This trend highlights a shift in preference towards established properties that provide a balance of affordability and desirable locations.

Source: Dubai's Palm Jebel Ali: Are property investors diverting attention to city's new 'island'?

Singapore

In Q3 2024, private residential rents in Singapore rose for the first time in nine months, showing signs of market recovery. This increase is due to steady demand from local and foreign tenants, especially in the luxury market. Fewer property restrictions and a stable economy have also boosted confidence in the high-end rental market.

Source: Singapore private residential rents rise for the first time in nine months

Access Cash Quickly From Your International Home Equity!

International Home Equity "Bridging" Loans

We have seen an unusually high demand for short-term bridging loans over the past 3 months as global investors look to access cash quickly by tapping into their international home equity, mainly in:

- Singapore

- USA

- U.K. (London)

- Australia

 *other countries on a case-by-case basis

Why are our clients tapping into their home equity?

For home improvements to increase property value. In the U.S., the BRRRR method uses this strategy.

Debt consolidation for high-interest debt.

Major expenses, such as college tuition, medical bills, weddings, or even vacations!

Investment opportunities with a short funding window. We can typically fund within 1–4 weeks!

Raising cash before the sale of property.

For working capital for their operating company.

When their personal financials cannot support a traditional bank loan (asset-rich but cash-poor).

When traditional bank financing is not available.

Why Choose GMG International Bridging Loans?

Our team of loan officers act on your behalf to find a repayment plan that meets your exact requirements.

We structure the loans based on the asset value of the property, not your personal financials.

This is particularly useful for self-employed or elderly borrowers who are asset-rich (or book value-rich) but cash-poor.

Typically, there is no age restriction, and since these are private loans, they are not subject to traditional bank lending regulations (no TDSR).

Successful Loans Funded Over the Past 3 Months

Singapore

A Good Class Bungalow owner needed SG$20M to purchase a hotel overseas from a distressed seller (worth SG$40M book value) but needed funding within 30 days. Our client had reached their borrowing limit with their private bank (TDSR) but had a small SG$10M loan outstanding on their GCB worth SG$50M.

GMG Solution => We arranged a 70% LTV loan on the SG$50M GCB to extract SG$25M in net cash (SG$10M paid down the existing mortgage), all completed within one month.

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An elderly couple, empty nesters, owned a landed home worth SG$25M with no debt and had put it up for sale. They wanted to purchase 2 condos for their kids in a new development worth SG$5M each but were too old to qualify for a mortgage in Singapore.

GMG Solution => We helped the couple access SG$10M in home equity to purchase 2 condos. We structured the loan with no interest payments for 12 months while their home was on the market for sale.

USA

A Southeast Asian family office owned several properties in Beverly Hills worth US$60M, debt-free, and needed cash to support working capital for purchasing raw materials while commodity prices were low.

GMG Solution => We arranged a US$30M (50% LTV) short-term bridging loan within 2 weeks.

U.K.

An Indian high-net-worth family living in Dubai owned luxury apartments in London worth £15M. Knowing traditional U.K. mortgages take time, they needed cash quickly to purchase "off-market" real estate investments in the U.K.

GMG Solution => We arranged £10M in under 2 weeks, enabling our client to purchase the below-market London properties, which have since been revalued 40% higher, making the profit exceed the loan amount.

To learn more about our comprehensive bridge loans, contact us at hello@gmg.asia today.