Sarah Chen
The decoupling calculator shows whether transferring one co-owner's share of a property to the other is worthwhile, comparing the Additional Buyer's Stamp Duty (ABSD) you would save on a second purchase against the costs of decoupling itself. It tells you if the strategy pays off for your situation.
Decoupling is a strategy where one co-owner (usually a spouse) buys out the other's share of an existing property, leaving one person as sole owner. The freed-up co-owner then counts as owning no property, so they can buy a second home as a "first" purchase and avoid the steep ABSD that would otherwise apply.
But decoupling has its own costs: stamp duty on the transferred share, legal fees, and possible loan refinancing. This calculator compares the ABSD you would save on the next purchase against these costs, producing a net figure that shows whether decoupling makes financial sense.
The calculator works through both sides of the equation.
On the savings side, it estimates the ABSD avoided. A Singapore Citizen buying a second property pays 20% ABSD; by decoupling so the buyer owns no property, that 20% can be saved on the new purchase price, often a six-figure sum.
On the cost side, it tallies the expenses of the transfer:
The difference between the ABSD saved and these costs is your net benefit.
A married couple jointly owns a condo worth S$1.6 million and wants to buy a second property at S$1.8 million. Buying jointly would trigger 20% ABSD on S$1.8 million, which is S$360,000. By decoupling, one spouse buys the other's half-share (S$800,000), incurring BSD of around S$18,600 plus a few thousand in legal fees. The freed spouse then buys the new home as a first property with no ABSD. Net of roughly S$25,000 in decoupling costs, the couple saves on the order of S$335,000. The calculator confirms whether your own numbers produce a comparable result.
Married couples planning to expand into a second property are the primary users, since spousal transfers are the most common decoupling route. Investors structuring a portfolio across family members use it to plan ownership before committing. Anyone weighing decoupling against alternatives (buying under one name from the start, or simply paying the ABSD) can use it to compare the true cost of each path.
Decoupling can save hundreds of thousands in ABSD, but it is not free and not always worthwhile, especially on lower-value properties where the transfer costs eat into the saving. The sole owner must also qualify for the entire loan alone, which can be a constraint. Modelling the net benefit (and confirming loan eligibility) before acting prevents a costly misstep. Because the rules around remission and eligibility are nuanced, professional advice is strongly recommended alongside the calculator.
Decoupling is when one co-owner transfers their share of a property to the other, so the exiting owner no longer counts as a property owner and can buy another home without second-property ABSD.
The saving equals the ABSD avoided on the next purchase (20% of the price for a Singapore Citizen's second home) minus the BSD, legal and financing costs of the transfer. On higher-value purchases this is often a six-figure net gain.
Yes, decoupling private property is legal. HDB flats generally cannot be decoupled except in limited circumstances. Always seek legal advice.
Yes. The person buying out the share pays BSD on the value of that share, and ABSD may apply depending on their existing ownership and any available remission.
This is a key constraint. After decoupling, the sole owner must usually requalify for the full mortgage on their income alone under TDSR. Check this before proceeding.
This guide is for general information and does not constitute legal or financial advice. Decoupling has significant tax and legal implications. Consult a conveyancing lawyer and mortgage adviser before acting.
The sell-one-buy-two calculator models the Singapore strategy where a couple sells their jointly owned home and each spouse buys a separate property in their sole name, allowing both purchases to qualify as first homes and avoid second-property ABSD. It calculates net sale proceeds, available cash and CPF, individual loan eligibility under TDSR, stamp duty on each new purchase, and total upfront cash required to confirm whether the strategy is feasible.
Sarah Chen·22 Jun 2026
This calculator works out the stamp duty payable on a Singapore tenancy agreement based on your monthly rent and lease duration. Stamp duty is charged at 0.4% of total rent for leases of four years or less, or 0.4% of four times the average annual rent for longer leases. Tenants are typically responsible for stamping the agreement within 14 days of signing to avoid penalties.
Sarah Chen·22 Jun 2026© 2026 Cashew. All rights reserved.
