The 60-second talking script
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Here's a number that should calm everyone down about the 15-month policy removal.
Between the policy starting and March last year, HDB processed about five thousand five hundred appeals to waive the wait-out. About one in four approved. That's roughly eighteen hundred appeals a year.
Eighteen hundred. In a market that transacts over two thousand flats every single month.
Now, appeals aren't the whole affected group — plenty of people just gave up and never appealed. But it's a useful signal of scale. This was never a policy holding back a tidal wave. It was holding back a stream.
So when someone tells you a flood of downgraders is about to hit and you must buy this week — ask them how big the flood actually is.
The people who genuinely wanted to move will move. Over quarters, not overnight. That's a very different market event.