The Power Of Praise & Worship and The Real Estate In Singapore

The Power Of Praise & Worship and The Real Estate In Singapore
Presented to you by Property Smart Investor- A Real Estate Online Education and Discussion

Sunday, 29 March 2015

Thank you, Mr Lee. Goodbye, Mr Lee

Thank you, Mr Lee. Goodbye, Mr Lee





The state funeral procession leaving Parliament House early yesterday afternoon amid a torrential downpour. More than 

100,000 people lined the 15.4km route of Singapore's founding father and first Prime Minister Lee Kuan Yew's journey to 

the University Cultural Centre for the state funeral service. --  COVER PHOTO: ALPHONSUS CHERN. 




KEEPING THE FLAME ALIVE
"The light that has guided us all these years has been extinguished.
We have lost our founding father Mr Lee Kuan Yew, who lived and breathed Singapore all his life.
He and his team led our pioneer generation to create this island nation, Singapore...
signupalreadymember
We have all lost a father. We grieve as one people, one nation. But in our grief, we've displayed the best of Singapore. Ordinary people going to great lengths to distribute refreshments and umbrellas to the crowd and help one another in the queue late into the night.

Citizen soldiers, Home Team officers, cleaners, all working tirelessly round the clock. Our shared sorrow has brought us together and made us stronger and more resolute.
We come together not only to mourn, we come together also to rejoice in Mr Lee Kuan Yew's long and full life and what he has achieved with us, his people in Singapore.

We come together to pledge ourselves to continue building this exceptional country. Let us shape this island nation into one of the great cities in the world reflecting the ideals he stood for, realising the dreams he inspired and worthy of the people who have made Singapore our home and nation."
- Prime Minister Lee Hsien Loong, in his eulogy at the state funeral for Mr Lee Kuan Yew

The Straits Times / Top of The News                                                Published on Monday, 30 March 2015




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Thank you, Mr Lee. Goodbye, Mr Lee







Wednesday, 25 March 2015

Considering the implications of depreciation for HDB flats


Considering the implications of depreciation for HDB flats


By Chang Zhi Yang and Andrew Yeo
Public housing is an inextricable part of life in Singapore today. Its unique relevance extends beyond its housing imperative into the social, political and demographic spheres of Singapore society. Public flats in Singapore are more than just homes, as they have been tied to larger policy objectives such as building a sense of community and national pride, and encouraging marriage and the creation of families.
As of 2014, 82% of Singapore residents lived in Housing & Development Board (HDB) flats. Over nine in 10 of these HDB residents own their own flats after decades of sustained efforts by the government to promote home ownership. This is a source of national pride. Married couples have also traditionally been given perks and priority in obtaining newly-built HDB flats.
The HDB flat is an important asset of many Singapore residents. As much as 95.1% of public housing owners financed their flat purchases with their CPF funds, which is Singapore’s main mechanism of social security. But as a 99-year leasehold property, HDB flats will certainly reach zero value once the 99-year lease is up. Deputy Prime Minister Tharman Shanmugaratnam, in his Budget 2014 debate round-up speech last year, highlighted how two-thirds of our HDB flats will be 30 years or older by 2020. In a January 2014 exchange in Parliament, National Development Minister Khaw Boon Wan said, “Like all leasehold properties, HDB flats will revert to HDB, the landowner, upon expiry of their leases.”
Mr Khaw added that the Selective En Bloc Redevelopment Scheme (SERS) — where older estates are demolished, and compensation and new housing subsidies are offered to displaced residents to buy flats in a nearby area — was contingent on several factors. This included “their redevelopment potential, and the availability of replacement sites for rehousing and other resources.”
This essay highlights the depreciation attribute of leasehold HDB flats, before looking at some of the possible implications of this on different groups of Singapore homeowners.
Illustrating the depreciation of HDB flats
Determining the monetary effects of depreciation of HDB flats is difficult, especially for assets with a short history of existence like HDB flats because there is yet a market to help price the depreciation schedule.
To illustrate depreciation, we generated a hypothesised depreciation schedule based on the Singapore Land Authority’s (SLA) leasehold table for calculating development charges for land leased out by the state. We did this since land and property are two closely related assets. We note though that the SLA leasehold table does not take into account factors affecting the pricing of HDB flats such as enhancements to the flat and neighbourhood, population expansion and the performance of the Singapore economy. Hence, it may not be reflective of observable market price movements today.
The graph below is based on the SLA leasehold table, with the values adjusted so that the 99-year leasehold land becomes the base year. As presented in the figure, as the lease of the land declines, its relative value drops too. What the curve represents is the depreciation schedule of a leasehold plot estimated by SLA. At the end of 99 years, because the land reverts back to SLA, it would not retain any value.
Table-1-99year-lease-value
Assuming that the depreciation schedule of a HDB flat takes on the same curve as the one presented by the SLA leasehold table above, the theoretical depreciated value 30 years from now of a resale HDB flat with 80 years of lease remaining would be 82.1% of today’s valuation. If the flat has only 70 years of lease remaining, the theoretical depreciated value in 30 years’ time would be 79.6% of today’s valuation.
The key point to note is that while the value of the flat 30 years later will be lower than today’s value, the flat with fewer lease years remaining at the point of purchase experiences an accelerating decline in value as time passes when the remaining lease term drops below 50 years.
An example of tail-end lease monetisation under the lease buy-back scheme provided by the HDB is also instructive. The lease buy-back scheme is one option provided by the HDB to help older homeowners monetise their HDB flat.
Lease-buy-back-scheme
In the HDB’s example, for a flat with 70 years left on its lease and a market value of $323,000, the present value of the 40-year tail-end lease is worth $138,000 or 42.7% of the flat’s market value. Using the theoretical future value derived from the SLA leasehold table, this implies a 2.1% discount rate. This discount rate seems reasonable when compared to HDB concessionary interest rate (2.6%) and CPF ordinary account floor interest rate (2.5%). However, by accepting this lease buy-back scheme, the homeowner is foregoing the possibility of reselling the flat during the retained 30 years of lease term.
In this sense, it is important to recognise that many different depreciation schedules can be used, but it is impossible to ascertain which one is the most appropriate since there are no existing markets to price ageing HDB flats yet (for example, there are no futures market to price the value of a HDB flat with only 10 years of lease left).
While the exact pathway of property price movement cannot be determined, it is irrefutable that HDB flats, being 99-year leasehold assets, will eventually depreciate in value as the lease reaches expiration. As such, there will come a point in time when the price of an ageing HDB flat reaches an inflection point as the erosive effects of HDB lease depreciation act as an ever-increasing drag on residents’ housing equity. This is especially critical when retirement nest eggs are particularly concentrated in this asset class. What are the implications for the vast population of HDB flats owners then when the country segues into this new public housing paradigm?
Photo by Alan Yeo_Commons piece on Depreciation of HDB
Implications
Given how embedded Singapore’s public housing is in the fabric of society, depreciating values of ageing HDB flats will likely have social, political and economic implications. The remaining discussion in this essay will focus on the economic implications for HDB flats owners, and in particular on the impact of a depreciating HDB asset on the financial health of the individual.
For brevity, we look at two constructed scenarios to examine the possible implications as the end of the 99-year lease term approaches.
In the first scenario, a young couple in their early 30s sell their Build-to-Order (BTO) flat after their Minimum Occupation Period (MOP), allowing them to “cash out” the various housing grants they were eligible for when they first purchased the flat, and delve into the resale market. They then purchase a mature HDB with 60 years remaining on its lease, hoping to benefit from future upside capital gains.
Tangentially, a single person above 35 who purchases his/her first property in the resale HDB market does so for the same reasons, without the benefit of having had previous housing grants and not being eligible for the CPF Housing Grant for singles due to a monthly salary above $5,000.
There is the possibility that by the time both groups of people retire in 30 years’ time and want to monetise their assets, the value of the house with only 30 plus years lease remaining would have declined significantly due to depreciation effects. This could affect them greatly if the property represents a substantial portion of their wealth, with the single person likely to be more affected, as he or she did not benefit from prior housing grants.
In the second scenario, an elderly retired couple in their 60s purchase a similar resale flat with 60 years remaining on its lease. Their intention is to spend the rest of their golden years in the flat before passing it on to their children, not considering the effects of lease decay. There is thus also the possibility of dampening intergenerational wealth transfers.
There are other scenarios that can be fleshed out. But the examples above put across a plain fact: people who do not take into account the negative wealth effects from HDB depreciation could find themselves in more adverse financial situations in future.
HDB flat buyers will have to consider the issue of lease decay when buying a HDB flat. They should realise the effects of depreciation of their HDB asset on their potential retirement fund. Policymakers on their part should educate the public on the implications of leasehold property depreciation, and provide timely, accurate and salient information about property prices to enhance the efficiency of the resale property market, like what is happening now with revisions to the resale price index. In addition, it may be necessary put in place certain social measures to help individuals who may unfortunately get caught on the wrong foot by the effects of HDB depreciation.

IPS - Published on 9 Feb, 2015
Chang Zhi Yang is a Research Assistant in the Economics and Business cluster and Andrew Yeo is a Research Assistant (Special Projects) at IPS.
Photos by Alan Yeo

Singapore Budget 2015: 7 reasons why this year's Robin Hood Budget matters


Singapore Budget 2015: 7 reasons why this year's Robin Hood Budget matters

Among the announcements at Budget 2015 were a raising of the personal income taxes for the top 5 per cent of income earners in Singapore and more financial help for the lower and middle-income. -- PHOTO: NEW PAPER FILE

SINGAPORE - I tried frantically to keep up with noting down the giveaways as Finance Minister Tharman Shanmugaratnam reeled them off as he announced the Budget 2015.

A new SkillsFuture Credit account for all Singaporean workers aged 25 and above. Top ups to the accounts of children, secondary school students and post-secondary school students. Higher GST vouchers across the board, with a special bonus for seniors.

There were too many to list. I gave up and just listened.

And minutes after Mr Tharman finished the Budget 2015 statement, the first SMS came, from a former colleague.

A Robin Hood Budget, she said.

Here are seven noteworthy things about this year's Budget.

1. Robin Hood qualities

It takes from the very rich to give to those who are poorer. Without little fanfare but every determination, the Government raised the top marginal tax rate for personal income taxes from 20 to 22 per cent. It will raise $400 million in extra revenue when it kicks in the Year of Assesssment 2017.

It gives a lot to the poor, especially seniors from lower-income jobs in the past, under a new Silver Support bonus that aims to give up to about $750 a quarter a person to the elderly.

2. The 1 per cent gap

Mr Tharman flagged this gap. No, I'm not talking about the much-touted gap between the top 1 per cent earners and the rest, which has gotten so much flak worldwide for fostering inequality.

I'm talking about the 1 percentage point projected gap between long-term revenues and long-term spending. The latter is tipped to go up to 19 to 19.5 per cent of GDP from now, as Singapore opens its coffers to spend on health care, retirees, and on infrastructure and investment in education. The former hovers around 18 to 18.5 per cent of GDP.

How to make up the shortfall of about 1 per cent of GDP?

This is a structural issue that will have resonance beyond this Budget.

3. New spending rule

Mr Tharman has a way to close that 1 per cent gap: Use projected long-term returns from Temasek Holdings.

The Net Investment Return formula framework was implemented in 2009. He said: "Under the framework, the Government is allowed to spend up to 50 per cent of the expected long term real returns on its net assets managed by MAS and GIC."

Temasek was left out as it was undergoing a major change in investment strategy. Mr Tharman said it was a good time to add Temsek to the mix.

So this Budget is important for signalling the long-term gap in revenue and spending.

It is also significant for using a new framework that allows Singapore to tap a wider pool of money from expected investment returns on its reserves into the future.

"The move will bolster our fiscal resources at a time when we have to fund long-term critical infrastructure and develop the human talent and capabilities to secure our future."

4. More help for middle-income

Actually, I should qualify the Robin Hood bit. This Budget takes from the rich, to give a lot more to the middle-income, not just the poor.

A 50 per cent personal income tax rebate, capped at $1,000, will benefit mid-income earners most.

The concessionary maid levy is halved to $60. Exam fees are waived for most school students. Child-care subsidies will be improved. Most parents with kids will get fairly large top-ups to the child's education account, of about $500 per child, regardless of whether the child is in preschool, secondary school or tertiary education.

5. New way of targeting subsidies

A new method to figure out who gets more subsidies and government assistance will be introduced for the Silver Support bonus for retirees. It goes beyond the traditional use of housing type. The Silver Support will still use housing type as a proxy for wealth, giving those in smaller flat types more in the Silver Support bonus. But even those in larger flats, up to five-roomers, will get it.

But it will also take into account past working income of the retiree. It will also look at their household income to gauge what level of support these retirees have.

As the Silver Support kicks in only from the first quarter of 2016 - in just over a year's time - it isn't clear how this new system will work out.

But it is a novel, and potentially very useful, way of targeting subsidies. It will also be automatic, using presumably income data from Iras and CPF, and household type data from HDB.

With Singapore going well-down the path of more middle-class welfare subsidies, expect this to be the start of a more refined way of figuring out who deserves what grants and subsidies.

6. Meritocracy of skills, not hierarchy of grades

Mr Tharman and other government ministers have been saying for several years now that Singapore has to go beyond a system where people are valued for their academic credentials, to one where every worker is motivated to excel at what he or she does, and rewarded accordingly.

This Budget puts substance to that dream, with a new SkillsFuture Credit account for every Singaporean aged 25 and above. The Government will give $500 into this account in 2016.

There will be a concerted push to get Singaporean workers and employers to change our culture to one which values people for skills, not their paper qualifications.

A range of new SkillsFuture Awards and Fellowships will be introduced. Think of these as the skills-equivalent of the Public Service Commission's scholarships for academically bright students.

7. Productivity 2.0

The first round of measures yielded some good results.

Mr Tharman said: "Productivity today is 13 per cent higher than at the start of our restructuring journey in 2009. This is an average growth rate of 2.5 per cent per year. All of this gain was achieved in 2010 (11.6 per cent) and 2011 (2.3 per cent) as we recovered from the recession, and growth has been negligible in the three years since then."

Next: consolidating measures to focus on innovation and internationalisation. More grants for innovation. Tax breaks for mergers and acquisitions go up to encourage companies to merge and consolidate. The National Research Fund gets a $1 billion boost.

All in, it can be said to be a sensible yet generous Budget, albeit at the expense of the very high-income. It may disappoint those who wanted a big SG50 Bonus to celebrate the nation's Jubilee.

But it does give out a mass hongbao to all Singaporeans, via top-ups to education funds for children and students, and via the new $500 SkillsFuture Credit for workers.

More importantly, it sets Singapore on a clear trajectory - Mr Tharman would call it the path of progressivity - but basically the writing's on the wall: higher taxes on the rather rich, to give to the poor and the middle-income.

The Straits Times / Singapore                                       Published on 23 Feb, 2015

By Chua Mui Hong - Opinion Editor                            muihoong@sph.com.sg

Singapore Budget 2015: 7 reasons why this year's Robin Hood Budget matters


Lease buyback: More cash a draw, but some prefer to bequeath their flats


Lease buyback: More cash a draw, but some prefer to bequeath their flats 


Lease buyback: More cash a draw, but some prefer to bequeath their flats

Taxi driver Tan Ah Tee, 65, and his wife Ong Soh Har, 62, prefer to keep their flat so they can leave it to their children. 


When the income ceiling is raised next April so they become eligible for it, Mr Thomas Wong, 64, and his wife might well take advantage of the Lease Buyback Scheme.

Changes announced yesterday mean they could sell part of the lease on their four-room Bukit Batok flat back to the Housing Board (HDB) in return for something more in their pockets.

"If there is more cash, it will be more flexible for us. We can go for a holiday or invest the money," said Mr Wong, who is self-employed. His wife, 63, is a secretary. They have an adult son.

The couple take home about $3,200 every month. The revamp raises the income ceiling from $3,000 to $10,000.

Property experts say that, like the Wongs, other home owners will be attracted to the scheme now because of the greater cash proceeds promised.

"The most attractive incentive is the greater amount of cash that becomes available by reducing the Central Provident Fund (CPF) top-up to half of the Minimum Sum for co-owners," said PropNex Realty chief executive Mohamed Ismail Gafoor.

"The cash gives you the peace of mind that you have more flexibility with your money."

Agreeing, SLP International Property Consultants head of research Nicholas Mak said this change in the rules would make the most difference for elderly owners who are cash-strapped.

He said: "Those who need money urgently are more likely to join such a scheme, and they wouldn't want to see a large part of their proceeds go into CPF," he said.

From next April, co-owners of a flat will need to top up their CPF Minimum Sum by just half the amount that is now required, giving them more cash in hand.

The revamped scheme also gives owners more options over how much of their lease to keep. Currently, flat owners have to keep 30 years of the lease and sell the rest back to HDB.

Under the new rules, they must sell at least 20 years back to the HDB, but those aged 70 and older can keep just 25 years and sell the rest. Those aged 75 and older may keep just 20 years on their lease. Those 80 or older can choose to keep just 15 years.

All eligible flat owners will be able to keep a new maximum of 35 years on their leases.

"It is definitely something we are interested in," said Mr Wong. "But we might still hold back so we have the option of leaving the flat to our grandchildren."

Other residents, such as taxi driver Tan Ah Tee, also voiced the desire to hold on to their flats as their children's inheritance. "It is very expensive for my son to buy a new flat," said Mr Tan, 65, who lives with his wife, eldest son and daughter-in-law in a four-room flat in Bedok North. "I wish to leave it to my children and the future generations."

National Development Minister Khaw Boon Wan said the issue of bequest boils down to choice, and the aim of the revamp is to give people more options. "Different people have different needs, different preferences," he said. "It also depends on your relationship with your children, and whether you have children.

"I think the key is to make sure there are different kinds of options, and to let people choose."

R'ST Research director Ong Kah Seng said that the scheme's objective is to cater to elderly people who need to and are willing to monetise their property assets, and that this should take "centre stage" over the issue of bequest.

Mr Mak also noted that the value of the balance on the lease would go into a home owner's estate upon his death. He said: "The children may not get the flat, but they will get money from the flat."



This article was first published on September 04, 2014.


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Tuesday, 24 March 2015

Singapore system remains fair and sustainable, says Tharman


Singapore system remains fair and sustainable, says Tharman 


Deputy Prime Minister Tharman Shanmugaratnam yesterday wrapped up three days of debate in Parliament on Budget 2015. Here is an edited excerpt of his speech, with a focus on the CPF system, balancing the Budget and benefits for middle-incomers relative to the taxes they pay. 





The Government is seeking to build a stronger social compact for the future where personal and collective responsibility go hand in hand, says DPM and Finance Minister Tharman Shanmugaratnam. -- ST PHOTO: KEVIN LIM 


When you take all the taxes that people pay and all the benefits that they receive through our different schemes, how does it add up? It's basically a progressive system and one that's being made more progressive, where the higher-income households contribute the bulk of the taxes and the lower-income households receive the bulk of the benefits. But it's also one where the middle income receives more benefits than it used to.

If you take the top 20 per cent of households, they pay 55 per cent of all taxes, when you add up income tax, property tax, GST, car taxes, maid levies, everything. And they receive 12 per cent of the benefits. If you look next to the middle 20 per cent of households, they pay 11 per cent of all taxes and they receive 20 per cent of all benefits. When I say middle 20 per cent, I mean those between the 40th and 60th percentile. And the lowest 20 per cent of households pay 9 per cent of all taxes, largely through the GST, but they receive 27 per cent of all benefits. This is a progressive system.

And I should add that we have also shifted significantly in the weight being placed on structural transfers, permanent schemes as distinct from temporary schemes that we're able to afford when the Budget is in good shape. Ninety per cent of our transfers last year comprised permanent schemes.

The system is not just about redistributing from the rich to the poor, it's also about the middle income group. Very importantly, the middle-income group in Singapore are net beneficiaries of our system. And there's been a very significant increase in the amount of benefits the middle-income group have got over the last 10 years. For every dollar of tax paid by the middle-income group, they now get a bit more than $1.70 back.

The benefits that our middle-income group get are not like what you see in the Scandinavian countries or the United Kingdom. Some of them have free health care, free tertiary education, but they are paying for it. And in most of these societies, with the Scandinavian countries being a classic example, in fact their tax systems are not particularly progressive. They rely mainly on the VAT (value-added tax) and high income tax for everyone to be able to flow back the benefits. 

Everyone is paying for the free benefits that they're getting. And when you add it all up, the benefits they get from a dollar of tax they pay in the middle-income group is in fact less than ours.

We're a low-tax regime. We try to keep the burden of taxes on the middle-income group low. We target our benefits in health care, in education, in every area for the low-income group and the middle-income group. Everyone co-pays for what they are getting, so we know that nothing is for free. We co-pay, we keep taxes low and the net benefits are ones which the middle-income group gains from.

Now let me go on to explain what this adds up to in terms of our thinking, our values, our philosophy. We have tilted our system deliberately to help the lower- and middle-income group, and in the last five years there's been a significant tilt. The Government is playing a more active role in redistribution. But the key to building a stronger society is not in how much we're doing to redistribute. It is about how we strengthen the values that undergird and sustain a fair and inclusive society. 

It's not how much we're doing but how we do it. And whether what we're doing helps to strengthen the values and the habits that sustain the fair and inclusive society.

A stronger social compact

AT THE heart of it all, we're seeking to build a stronger social compact for the future, a compact where personal and collective responsibility go hand in hand. Our approach is quite different from the cradle-to-grave welfarism that was developed over 50 or 60 years in many of the advanced countries. Our approach is about empowering people and aspirations, and rewarding responsibility throughout life. It's about encouraging and empowering people to learn at every age, to work, to take second or third chances and to make meaningful contributions through our careers, whatever the job. 

Helping people to own a home and, whether it's breadwinners or homemakers, to raise the next generation. And helping people, helping everyone to make the most of life even in our senior years.

It's also about developing a broader cultural responsibility in our society. It's not just about everyone doing their part, rich or poor. It's also about being able to count on each other, and those two things go together. We are able to count on each other now or in the future only if everyone plays their part, if everyone plays their responsible role. 

Our whole approach therefore has been to avoid a zero-sum game between personal and collective responsibility, and get a compact where personal and collective responsibility in fact reinforce each other.

We cannot solve problems if we leave it entirely to the market or the natural workings of society. It will lead to widening income gaps that reflect not just people's different abilities and efforts, but also the advantages and disadvantages of the backgrounds they start with. And it will sap the morale of our society if we just leave it to the market to sort things out. Neither can we think the social policy interventions alone can create a fair and cohesive society without a culture of personal responsibility in the family, in education, at work and saving for our future. It will not create a fair and inclusive society, and it will sap the vim and energy of our society at every level.

So I think we need some humility, actually in every society we need some humility as to what works in social policy. Take truths from both the left and the right, but we must have some humility because one of the lessons we've learnt from the policy interventions in the more mature societies is that lasting improvements in society are not easy to achieve. And it's certainly not just a matter of putting in more government resources. 

Our real task is to find ways to help people not just by providing them with more resources but helping them to rebuild family lives, making sure we've got empathetic teachers, mentors, community volunteers, and helping them to build circles of friends and peers around them, people with a positive and aspiring outlook on life. We must preserve our Singapore ethic of work, effort and responsibility and collective responsibility for the community. I think that sums it up.

Sustainable spending

LET me now talk about a critical issue which is sustainability.

Fairness is not just about what we do today, how we distribute taxes and benefits, who takes what share. It's not just about the current generation. We must build a fair and inclusive society for today's generation, our children's generation and generations into the future. That's the difficult task.

There are countries that are more progressive than us. There are countries that in fact achieve a very high degree of transfers and redistribution. But it's worth watching them and how they change over time, how their values change and also whether they've been able to sustain what they're doing. The whole experience of the UK, Europe and to some extent the US has been one of building up unsustainable social welfare systems.

The UK is a very good example. With each electoral term, each party and each government coming into power has increased social spending, particularly on the elderly. It's a vote buyer. But the system is now unsustainable and they are paying the price. Unfortunately the ones who are paying the price are the young and the lower-income group. Spending in the UK in the last few years has been cut for children. In fact, between 2009 and 2012 - I don't have the more recent data but I know that it's been intensified austerity - real spending per child in early education fell by 25 per cent.

Spending was cut on programmes to strengthen childcare, subsidised early education for disadvantaged children, significant cut, more than a 30 per cent cut on these early education initiatives. Spending on social services was cut. And it's not as if it was to help poor retirees because the whole weakness of their system was to extend benefits to everyone, including the upper middle-income group and the rich.

So the rich get generous pensions. They get winter fuel allowances. They get free transport. They get everything. And even a Conservative government today has committed to preserving those benefits for the rich and the upper middle-income group at the expense of the young and the poor. That's how inequitable it is.

We've got to sustain a fair and inclusive society for generations, not one election at a time. The US faces the same situation. It has lower taxes than many European countries, but the same basic flaw of looking at things short-term and through a highly political lens. What's happened in the US is they - and the Obama administration has recognised this - are severely constrained for the future in investing in their future. 

The reason is because, first, the interest on the debts they've accumulated is going to grow as a share of their budget. Second, the entitlements that have been promised are also going to grow because people are getting older.

An OECD report in fact stated quite forthrightly, governments will have to make tough choices about how fair it is to ask current workers to pay taxes to support pension payments of a level that they themselves won't enjoy. So we've to avoid these basic political flaws. We have to avoid them.

I'm glad members have raised caution and have asked the right questions, which we've to keep asking as we move along. And we've to make sure that we never cross the red line of failing to balance our Budget within each term of government, ensure sustainability, ensure we never run down our reserves. This is why in fact we've written rules into our Constitution. We've gone further than most other countries by writing the rules into the Constitution to prevent the Government from running a deficit within its term of government, accumulated deficit - except in a crisis, when you have to go to the President and get his permission to draw on reserves.

We've written it into the Constitution so that it's enshrined, it's part of our political culture, no matter who's in government.
Let me clarify that the government Budget has been in a healthy position. For this year, the deficit is almost entirely due to funds being set aside for future investments. It's not a deficit of spending over revenues. It's a deficit because we're setting aside funds that we've earned in this term of government for the future. And until this year, during this term of government, we've not recorded a deficit in any year before setting aside funds for the future. For example, the small deficit we ran last year would have been actually a significant surplus had we not set aside money for the Pioneer Generation Package.

So essentially what we've been doing is prudent budgeting. We've had a temporary surplus in revenues, particularly because of the revenue boost from the property cycle, and rather than spend those revenues in the current term, which is what some other governments do when they've got a bonanza in revenues, we have set it aside. And that should remain the way we go about fiscal planning in the future. 

When you have a temporary boost of revenues and you know the cyclical reasons why your revenues exceed your spending, set it aside for the future, don't spend it immediately or don't spend all of it immediately. That way we avoid feast and famine in our spending.

Temasek's investment strategy

LET me go on to two major issues that arose in the debate that relate to sustainability. The first has to do with the net investment returns framework and the use of reserves, and the second is the CPF system as well as Silver Support.

Several MPs raised questions about sustainability of our system of drawing income from reserves and making sure that we're not disadvantaging future generations. The net investment returns (NIR) framework in fact underlines our commitment to preserve the value of our reserves and to allow it to grow with the economy over the long term. It allows the Government to tap part of the investment returns for current spending and it strikes a fair balance between present needs and the interest of future generations. 

We put a lot of thought into it when we moved the constitutional amendment in 2008. It ensures that we spend from our reserves in a disciplined and sustainable way, first by spending at most 50 per cent of expected long-term returns, which means that at least 50 per cent are kept in reserves.

Second, by spending based on real returns, not nominal returns, so that we preserve the international purchasing power of our reserves. Otherwise, if we have high inflation globally and you earn higher nominal investment returns and you spend more on that basis, actually what you're doing is reducing the real value of your reserves for the future. 

And we've also provided stability in the NIR by spending based on expected long-term returns, not actual returns, and this recognises that actual returns will be more volatile than long-term expected returns but we smooth our asset base.

This is an important point - that the two ways in which we achieve stability over time, first is spending based on expected returns rather than actual returns, which can be volatile, but second, we also smooth our asset base. So, for instance, if there's a boom in the asset markets, a boom in asset prices, and the value of our reserves goes up, the value of the asset base goes up, we don't spend on the basis of that boom in asset prices, we smooth the asset base so as to discount the latest changes in prices. 

So if there's a boom in asset prices, it doesn't mean you spend more NIR because we do a smoothing of the asset base. So these are rules that we've written in that help ensure that there's a fair balance between current and future generations.

There have also been some questions understandably in the media about whether bringing Temasek into the NIR framework will impact Temasek's investment strategy. And the same question can be asked about the GIC and the MAS. So let me assure members that this will not be the case for Temasek, just as it is not the case for the GIC and the MAS.

The NIR framework provides a formula to work out how much the Government can spend from reserves. That's what the NIR framework is about. It's not based on actual returns but on the expected long-term real rate that we expect our investment entities to earn within the framework. So it is not a dividend policy in disguise that determines how much cash Temasek has to pay the Government each year, and if anything, by focusing on expected long-term returns we ensure that at no time in the future does the Government put pressure on our investment entities to sell assets, realise capital gains and pay more dividends. It keeps the investment strategies independent of the spending rule of government.

The natural question that arises, of course, is that if the Government is spending on the basis of expected returns, which will not year by year be matched by actual returns, where then does the Government obtain the funds, the cash flow for the NIR to go into the Budget? This is a liquidity management issue, not to do with the spending rule and not to do with investment strategies or investment entities. 

It's a liquidity management issue which I had addressed in Parliament when we first introduced the NIR framework, and I won't go into the details again but we have a variety of sources of liquidity and cash flows that will enable us to manage the Government's liquidity needs independent of the investment strategies of the three entities - Temasek, GIC and MAS. So let me assure you that what we are doing does not change investment strategy in the least.

The strengths of the CPF

I GO on now to the second important issue in sustainability, which is the CPF system and Silver Support. The CPF system is different from the main systems that we see abroad. We've tried to avoid the major disadvantages of these other systems while being able to take some of the advantages.

The CPF system is both individual and collective. It is first and foremost built on individuals' savings and responsibility. But there's a strong element of collective responsibility. The Government provides support through the Budget to lower-income members and provides assurance to all. And through CPF Life, we are pooling risks to support one another in the face of life's uncertainties throughout retirement. 

It is progressive, like most of the collective pension schemes. But it is financially sustainable, unlike the collective pension schemes. It places no investment risk on the individual, unlike the defined contribution schemes of individual retirement accounts.

The reason the CPF system is both progressive and sustainable, which is a rarity, is because the transfers that take place in the CPF are from the government Budget, not transfers from one generation to the next. Or promises made to the current generation which eventually have to be funded by the next generation. It is transfers that are achieved through the government Budget - and a government that has a Triple A rating. 

That is the strength of the CPF system. It is sustainable, it is progressive but it achieves its progressivity through transfers from a Triple A-rated Government. And that's why it's important that we retain a whole system of fiscal discipline, prudence and planning for the future. It keeps the CPF system both progressive and sustainable.
BACKGROUND STORY
Our real task is to find ways to help people not just by providing them with more resources but helping them to rebuild family lives, making sure we've got empathetic teachers, mentors, community volunteers, and helping them to build circles of friends and peers around them, people with a positive and aspiring outlook on life.

The Straits Times / Opinion                        Published on 6 March 2015


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