Sarah Chen
The sell-one-buy-two calculator models the popular Singapore strategy of selling a jointly owned home and using the proceeds to buy two separate properties (one in each spouse's name) so each purchase avoids second-property ABSD. It shows whether the numbers work before you commit.
"Sell one, buy two" is a restructuring strategy for couples who jointly own a single property. They sell it, then each spouse buys a property under their sole name. Because each person is buying as a first-time owner, both purchases sidestep the Additional Buyer's Stamp Duty that a second property would normally attract, and the household ends up with two assets instead of one, often one to live in and one to rent out.
This calculator brings the whole plan together: the net sale proceeds, the cash and CPF available to split between two purchases, the loans each spouse can individually support, the stamp duty on each new home, and the total upfront cash required. It tells you whether the strategy is feasible and what each property's budget can be.
The calculator runs several connected steps.
First, it computes your net sale proceeds, the selling price less the outstanding loan, any Seller's Stamp Duty, agent fees and CPF refunds (including accrued interest) that must be returned to your CPF accounts.
Next, it splits the available cash and CPF between the two new purchases and works out the maximum loan each spouse qualifies for individually, since each now borrows on a single income under the 55% TDSR limit and a 75% LTV cap.
Finally, it adds the Buyer's Stamp Duty on each property (with no ABSD if each is a genuine first purchase) and totals the upfront cash needed, flagging any shortfall against your proceeds.
A couple sells a fully paid S$1.8 million property, netting about S$1.7 million after fees and CPF refunds. They split this into two downpayments. Each spouse, borrowing on their own income, qualifies for a loan supporting a roughly S$1.3 million purchase. Both buy as first-time owners, so each pays only BSD (around S$34,600 each) and no ABSD, versus the 20% ABSD one of them would face buying a second home jointly. The calculator confirms whether each spouse's income actually supports the intended loan, which is the make-or-break factor.
Both strategies aim to legitimately avoid second-property ABSD, but they suit different situations. Decoupling keeps your existing property and frees one spouse to buy one additional home. Sell one, buy two replaces a single property with two new ones, resetting both owners' counts but incurring selling costs and the need to find two new homes. This calculator helps you size the dual-property route so you can compare it against decoupling on a like-for-like basis.
Couples who jointly own one property and want to build a two-property portfolio are the core audience. Upgraders thinking about owning both a home and an investment property use it to test feasibility. Anyone comparing restructuring strategies uses it alongside the decoupling calculator to see which delivers more assets for the cash available.
The strategy only works if each spouse independently qualifies for their loan and the combined cash covers two sets of stamp duty and downpayments. Many couples discover that a single income cannot support the intended purchase, or that selling costs and CPF refunds leave less cash than expected. Running the full model first prevents committing to a sale before confirming both onward purchases are achievable.
It means a couple sells their jointly owned home and each spouse separately buys a property in their sole name, so both purchases count as first homes and avoid second-property ABSD.
Yes, when each spouse genuinely buys as a sole, first-time owner. Each pays only Buyer's Stamp Duty, not ABSD. The strategy must be structured correctly to qualify.
It depends. Sell one, buy two ends with two new properties but involves selling costs; decoupling retains the existing home and frees one buyer. Compare both with the calculators and professional advice.
This is the critical test. Each spouse must qualify for their loan alone under TDSR. The calculator checks individual affordability before you proceed.
Outstanding loan repayment, any Seller's Stamp Duty, agent commission, legal fees and the CPF principal plus accrued interest you must refund to your CPF account.
This guide is for general information and does not constitute legal or financial advice. This strategy has significant tax, CPF and financing implications. Consult a mortgage adviser and conveyancing lawyer before acting.
The decoupling calculator helps Singapore property co-owners determine whether transferring one owner's share to the other is financially worthwhile. It compares the Additional Buyer's Stamp Duty saved on a subsequent purchase against the costs of decoupling, including Buyer's Stamp Duty on the transferred share, legal fees, and refinancing costs, to produce a net benefit figure.
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.
