Countercyclical macroprudential measures for property mortgage loans
The following is issued on behalf of the Hong Kong Monetary Authority:
The Hong Kong Monetary Authority (HKMA) today (October 16) issued guidelines to banks adjusting the countercyclical macroprudential measures for property mortgage loans.
Following the abolition of the demand-side management measures for residential properties by the Government and the adjustments of the supervisory measures for property mortgage loans by the HKMA in February 2024, sentiment in the residential property market has improved. The average monthly housing transaction volume rose from 3 300 units in the first quarter of 2024 to 6 000 units in the second quarter. As market sentiment subsequently softened, the average monthly transaction volume fell back to 3 400 units in the third quarter. Official residential property prices declined by 6.2 per cent in the first eight months of 2024, with a cumulative correction of 26.6 per cent from their peak in 2021. The non-residential property market remained sluggish. In the first eight months of 2024, the prices of offices, flatted factories and retail premises eased further by 17.5 per cent, 11.8 per cent and 13.0 per cent respectively. Meanwhile, the external environment is still facing uncertainties including the pace of US interest rate cuts.
The aim of the countercyclical macroprudential measures for property mortgage loans is to introduce appropriate measures in the light of changes in market conditions to ensure that, on the one hand, banks maintain effective risk management and, on the other hand, the measures minimise as far as possible the impact on the public in buying and selling properties. Taking all relevant factors into account, the HKMA considers that there is room to further adjust the countercyclical macroprudential measures, while continuing to maintain banking stability and ensuring the proper risk management of property mortgage loans:
1. The maximum loan-to-value (LTV) ratio for all residential properties will be set at 70 per cent, regardless of the value of the property and whether it is for self-occupation.
2.For mortgage loans assessed based on the net worth of mortgage applicants, the maximum LTV ratio will be adjusted from 60 per cent to 70 per cent, which will be the same as the maximum LTV ratio for mortgage loans assessed based on the debt servicing ability of mortgage applicants. This adjustment is applicable to both residential properties and non-residential properties (including offices, retail shops and industrial buildings).
3.The debt servicing ratio (DSR) limit for non-self-use properties will be adjusted from 40 per cent to 50 per cent, which will be the same as the DSR limit for self-use properties. This adjustment is applicable to both residential properties and non-residential properties.
4.The requirement to lower the applicable maximum LTV ratio and DSR limit by 10 percentage points for mortgage applicants who have borrowed or guaranteed other outstanding mortgage(s) at the time of making a mortgage application will be lifted.
After these adjustments, the maximum LTV ratio will be standardised at 70 per cent and the DSR limit will be standardised at 50 per cent for all residential properties and non-residential properties.
These adjustments will take effect from today and apply to property transactions with provisional sale and purchase (S&P) agreements signed today or subsequently. The adjustments are also applicable to mortgage applications for properties under construction where the provisional S&P agreements were signed previously and the properties are scheduled for completion on or after today.
The Chief Executive of the HKMA, Mr Eddie Yue,said, "Taking into account the latest market developments, the HKMA has decided to adjust the countercyclical macroprudential measures for property mortgage loans and revert the maximum LTV ratio and DSR limit to the pre-2009 levels before the countercyclical macroprudential measures were first introduced. Even with these adjustments announced today, the Hong Kong banking sector has ample buffers to cope with any challenges from a sharp correction in property prices. Once again, I would like to remind the public that buying a property is a long-term financial commitment. Prospective buyers should carefully assess the risks involved and their ability to afford a property."
The HKMA will continue to monitor market developments closely and introduce measures to safeguard banking stability as conditions in the property market evolve.
CE's speech in delivering "The Chief Executive's 2024 Policy Address" to LegCo (8)
VII.Take Forward the Northern Metropolis as Growth Engine and Deepen GBA Collaboration
(A) Take Forward Development of the Northern Metropolis
138. The Northern Metropolis is the new engine of Hong Kong's economic development. We will expedite the implementation of economic and housing‑related projects in the Northern Metropolis, while maintaining a prudent fiscal position.
139. The Northern Metropolis will gradually enter the maturity phase. In the next five years, some 60 000housing units involving about 10 new PRH estates will be completed and ready for intake. The first batch of land at the San Tin Technopole will be put to the market, and the new Huanggang Port building with co‑location of immigration and customs clearance arrangement will be completed. In the second five‑year period, the number of new housing units will increase by about 150 000, with over 10million square metres of gross floor area available for economic uses. The first joint‑user government building in Kwu Tung North will be put to use, and the expanded North District Hospital will be ready for service. As for transport infrastructure, construction of the Northern Link (NOL) Main Line is scheduled for completion in 2034, and the Northern Metropolis Highway (San Tin Section) is set to open in 2036. These developments will significantly boost our economic growth and bolster our R&D and technology industries, while providing a better living environment which will help attract talents and encourage them to settle in Hong Kong for good. It will also enhance the quality of life of the people of Hong Kong, improving their livelihood and well‑being.
140. The Government will seek funding for the first‑stage of San Tin Technopole's infrastructure and begin construction works this year. The target is to deliver about 20hectares of new I&T sites in phases, beginning in 2026‑27, for the Hong Kong Science and Technology Parks Corporation's development and operation. In addition, the second‑phase of the Yuen Long South NDA will begin in mid‑2025. The preliminary development proposal for Ngau Tam Mei will be announced shortly, with land reserved for developing the Northern Metropolis University Town, the third medical school and an integrated teaching hospital. This will be followed by the announcement of the preliminary development proposals for the New Territories North New Town and the Ma Tso Lung area before end this year. The rezoning process for Sandy Ridge in the North District will begin this year, expanding its I&T sites to 10hectares for use as data centres and related purposes.
141. We are exploring the establishment of a pilot industrial park by granting some of the logistics sites in the Hung Shui Kiu/Ha Tsuen NDA to a company established and led by the Government. The company will, in accordance with the Government's industrial policies, be responsible for formulating the park's development and operation strategies (including considering whether to accept strategic investment), taking up day‑to‑day management and attracting businesses and investment. We will announce the details in the first quarter of next year. Separately, we will consider flexible disposal approaches for industry land to meet the development needs of individual industries, with a view to driving industry development.
142. To expedite development of the Northern Metropolis, the Government will adopt, on a pilot basis, a large‑scale land‑disposal approach, under which sizable land parcels with commercial value and earmarked for provision of community facilities will be selected and granted to successful bidders for collective development. This approach can speed up development of the land parcels, enabling a more co‑ordinated design for the area. We have identified three land parcels, each of 10 to 20 hectares, as pilot sites.
(B)Promote Development of the Hong Kong‑Shenzhen I&T Park in the Loop
143. The Hetao Shenzhen‑Hong Kong Science and Technology Innovation Co‑operation Zone, located on both sides of the Shenzhen River, consists of the Shenzhen Park and the Hong Kong Park. Capitalising on the strengths of "One Country, Two Systems" with the geographic advantages of "one river, two banks", the Government will develop the Hong Kong Park in the Loop into a world‑class, industry‑academia‑research platform, an internationally competitive R&D transformation and pilot production base for industries, a hub for pooling global I&T resources, as well as a testing ground for institutional and policy innovation.
144. I have established the Steering Committee on the Hong Kong‑Shenzhen I&T Park in the Loop, chaired by myself, to lead the HKSAR Government to formulate the overall strategy, planning and layout for the development of the Hong Kong Park. The Development Outline for the Hong Kong Park of the Hetao Shenzhen‑Hong Kong Science and Technology Innovation Co‑operation Zone will be published later this year, setting out innovative policies to facilitate the flow of personnel, materials, capital and data between the two parks, making the co‑operation zone a crucial source of new quality productive forces for our country.
145. The Hong Kong Park will be developed in two phases from west to east. The Government is boosting both the speed and quantity, doubling the first‑phase development's gross floor area to 1million square metres. Construction of the first three buildings will be completed in phases, from the end of this year. The first batch of tenants, from life and health technology, AI, data science and other pillar industries, will begin to move in next year. The remaining five buildings will be completed in the coming five years.
146. We are also exploring with the Mainland authorities the trial implementation of innovative facilitation measures, including facilitating cross‑boundary travel of designated personnel of the two parks, enabling the cross‑boundary movement of materials by using low‑altitude, unmanned aerial vehicles, and facilitating cross‑boundary fund transfers by Mainland enterprises settling in the Hong Kong Park.
(C) Leverage the Strengths of the GBA to Foster Mutual Capacity Development
147. The GBA is a strategic fulcrum of the new development pattern of our country, a demonstration zone of high‑quality development, and a pioneer of Chinese modernisation. And Hong Kong is an active participant, facilitator and beneficiary.
148. To strengthen top‑level planning and steer, I have established the Steering Group on Integration into National Development to lead the HKSAR Government and all sectors of the community to take a more proactive role in promoting the integrated development of Hong Kong and the Mainland, particularly the Mainland cities of the GBA, deepening collaboration through various co‑operation task forces between the two sides. The Government will continue to promote the GBA development by building a higher level of connectivity, facilitating policy innovations and breakthroughs, pursuing wider harmonisation of rules and mechanisms, and expediting co‑ordinated development of I&T and related industries.
Capitalise on the Mainland's Land Resources and Hong Kong's Advantages in Cargo Flow to Develop a Logistics Industry Circle
149. The HKIA Dongguan Logistics Park is an excellent example for the development of an innovative co‑operation mechanism. The park, built with Hong Kong investment, combines our strengths in aviation and logistics with the Mainland's advantages in terms of land and manpower resources, leading to a reduction in operating costs and cargo handling time. We will work with the Dongguan Municipal Government to jointly develop the permanent logistics park.
Promote Collaboration in the Airport Cluster of the GBA to Expand Business Networks
150. We will combine the strengths of the HKIA and the Zhuhai Airport, enhancing the Fly‑Via‑Zhuhai‑Hong Kong direct passenger service and promoting the development of the international air‑cargo business in collaboration with the Zhuhai Municipality, to achieve mutual benefits.
Enhance the Mechanism on Recognition of Professional Qualifications
151. In collaboration with the Guangdong Province, we have established an evaluation mechanism of post titles for the first batch of Hong Kong engineering professionals. We will continue to do so for other construction professions on a gradual basis. We are also collaborating with the Guangdong Province and Macao to create GBA Standards on the skill level for skilled workers in the construction sector, and will work with the "One Examination, Multiple Certification" arrangement so that those who pass the examinations adopting the GBA Standards can concurrently obtain vocational skill certificates issued by the three places. This will enhance the training quality of the construction industry in the GBA and nurture talents.
Mobilise Capital for Joint Investment in the GBA
152. The HKIC is proactively exploring with relevant Mainland organisations co‑operation opportunities for joint investment in GBA projects that present the potential to realise economic and social benefits, taking into account market developments.
Promote Data Flow for Public Convenience and Business Facilitation
153. The Standard Contract for the Cross‑boundary Flow of Personal Information Within the GBA (Mainland, Hong Kong), piloted in the banking, credit referencing and healthcare sectors since last year, has been operating smoothly, streamlining cross‑boundary data flow in compliance with relevant rules. We will extend the measure to all sectors, promoting more cross‑boundary services to benefit the public and businesses while facilitating data flow throughout the GBA.
Scale up Medical Collaboration in the GBA
154. We will extend the Elderly Health Care Voucher GBA Pilot Scheme to cover nine Mainland cities in the GBA, and expand the sharing of cross‑boundary medical records via the eHealth platform. We will work to enable the cross‑boundary use of data, samples, drugs and medical devices through the GBA Clinical Trial Collaboration Platform and the Real‑World Study and Application Centre in the Hetao Shenzhen‑Hong Kong Science and Technology Innovation Co‑operation Zone. That will accelerate development of the pharmaceutical industry for medical innovation. We will also foster collaboration with the GBA to promote specialist training that aligns with international standards.
Strengthen Legal Co-operation
155. We will continue to follow up on the implementation of the enhanced arrangement for cross‑boundary service of judicial documents, and promote the establishment of a GBA legal information platform and a dedicated platform for GBA lawyers to facilitate professional exchange and training.
Nurture Talents and Create Opportunities for Youth Development
156. We have been encouraging local universities to offer education services in the GBA. To date, four GBA campuses have been set up. In addition, we have set up the GBA Youth Employment Scheme to encourage Hong Kong youths to work in the region. We are exploring the provision of a reciprocal arrangement.
(To be continued.)
