This decoupling calculator helps you estimate the full cost of decoupling a private property in Singapore taking into consideration buyer’s stamp duty, seller’s stamp duty, ABSD, legal fees and cash or CPF needed.
It is designed for owners who already possess a basic understand what decoupling is and would like to work on calculating the cost of decouplingIf you are new to the basics of decoupling property in Singapore, start with our main guide first, then come back here to run your calculations.
How to use the decoupling calculator to work out the cost of decoupling.
At any point in time if there are any inputs that you are unclear of, feel free to refer to section below for more insights on how to find the necessary information to key into the calculator.
But if spending the next 30mins working on your own decoupling calculation is not your thing. Drop us a text and we can do it for you.
How to find the necessary information to input into the calculator ?
Property valuation
There are many property valuation tools available online to help you get a grasp of the market value of your property . A simple google search will bring up multiple tools, it would be optimal to cross check the valuation across a few of these tools.
Note. It is important to conduct the decoupling transaction using the property’s market value to ensure the decoupling process remains legit and free from legal complication down the road.
Existing Loan
To check the outstanding for your current property, simply log into your mortgage banking account and check outstanding loan quantum.
Buyer’s and Seller’s share in current property
If there has been no prior arrangement to change the manner of holding for your current property, by default you would be adopting joint tenancy as the manner of holding.For joint tenancy, a 50-50 share holding structure will be adopted.
Loan to value ratio (LTV) (%)
To determine the input for LTV ratio. Assuming this is your only property loan.
LTV would be 75% for loan quantum not exceeding 30 years and LTV would be 55% if loan quantum exceeds 30 years.
Additional Buyer Stamp Duty (%)
You can assume a 0% ABSD if you are a Singaporean citizen and the current property is the only property you are holding on to.
If you are PR or a foreigner, refer to the following ABSD rate table
| Profile of Buyer | ABSD Rates on or after 27 Apr 2023 |
|---|---|
| Singapore Citizen (SC) | |
| SC buying first residential property | 0% |
| SC buying second residential property | 20% |
| SC buying third and subsequent residential property | 30% |
| Singapore Permanent Residents (SPR) | |
| SPR buying first residential property | 5% |
| SPR buying second residential property | 30% |
| SPR buying third and subsequent residential property | 35% |
| Foreigner (FR) | |
| FR buying any residential property | 60% |
Seller Stamp Duty (%)
Seller stamp duty will be levied, if decoupling is to be executed if you have not held your current property for more than 4 years.
As a side note, it is worth noting that seller stamp duty wait out period will be reset to the date of decoupling instead of the property first purchase date, particularly for the share that is being transferred during decoupling. For futher clarification on this refer to article “Will Seller Stamp Duty Reset After Decoupling or Decoupling 99-1 ?“
Refer to the following SSD rate table for more info.
*Article has been updated with the latest Seller Stamp Duty Rates as of 4 July 2025
| Holding Period Before Sale | SSD Rate (from 4 July 2025) |
| Up to 1 year | 16% |
| More than 1 year, up to 2 years | 12% |
| More than 2 years, up to 3 years | 8% |
| More than 3 years, up to 4 years | 4% |
| More than 4 years | No SSD payable |
CPF used with accrued interest – for spouse selling share
It will be important to note the amount of CPF used and its accrued interest. This will be the amount that needs to be refunded back into spouse CPF account after existing shares in property have been sold.
The CPF and its accrued interest can then be utilised for the purchase of the 2nd property.
But do note the timeline for CPF to flow back into spouse’s CPF account. It normally 3 to 4 weeks for funds to be disbursed back into CPF account.
To check CPF used and accrued interest to be eventually refunded back into selling party’s OA account, refer to the following steps
- Head over to the following CPF login link
- Sign in with your singpass
- Head over to property dashboard and look our for CPF utilised and accured interest incurred
Legal Fee
Decoupling lawyer fees typically ranges from $4,500 to $6,000.
For a list of decoupling lawyers and related legal fees check out the following article.
Objective of the Decoupling Calculator
The goal of the decoupling calculator is to work out the following key financing and cost elements prior to decoupling.
Stamp duties to be incurred in the process of decoupling
- Buyer stamp duty payable – to be incurred on the value spouse’s share to be bought over.
- Seller stamp duty payable -to be incurred on the values of spouse’s share if property is sold within 4 years of purchase.
- Additional buyer stamp duty payable – to be incurred if spouse buying over share is not a Singaporean citizen.
Down payment requirement
- Cash down payment – 5% mandatory, factored over the market value of spouse share in current property.
- Cash or CPF downpayment – remaining 20% of downpayment, payable via CPF or Cash
Loan requirement
- Existing outstanding for current property – to be taken over by spouse buying over share.
- New loan – additional to be taken up to cover purchase of spouse share.
Proceeds to be received by Spouse selling share.
- Cash proceed – received from selling of share to spouse
- CPF refund – amount of CPF spouse utilised on current property plus accrued interest to be refunded into spouse CPF account
For a detailed illustration of cost of decoupling and ways to minimise cost refer the following article.
Quick rehash of the decoupling process
The objective of decoupling is centred around the objective of freeing up one party’s name in a property that is jointly owned. This will allow the party whose name is delinked from the property to be deemed as a first time property owner, allowing him or her to purchase the second property without ABSD.
For more in-depth detail on the decoupling process refer to the following complete guide for decoupling property in Singapore.
A little bit about ourselves
We are team of real estate investor turned full time realtor. Our journey started as property investors finding all ways to purchase our second property without ABSD.
Having completed that journey and enjoying the fruit of running a duo property porfolio. We now specialise in helping like minded investor decouple their property.
Next Steps
With your preliminary calculation done you potentially be looking to take the following next steps
#1 – Confirm your calculation with a second opinion
Having went through the decoupling process with multiple property owners, we know the drill, it is always reassuring to run through the numbers with a second pair of “experienced” eyes.
Drop us a text to confirm your financial calculation
#2 – Know the steps and timeline required for decoupling
- Refer to this article for decoupling property timeline
#3 – Figure out ways to minimise the cost of decoupling property
- Refer to this article for cost of decoupling
- Refer to this article for decoupling 99-1 strategy
- Refer to this article for income each spouse needs to earn in order to decouple your property
#4 – Explore the best property type you should consider as second property
- 5 Best property type to consider after decoupling
- Which condo is good for investment in Singapore ?
- Best condo size for investment
#5 – Find the best lawyers to help you in decoupling
#6 – Avoid common pitfalls in decoupling
#7 – For readers that are non Singapore citizen
- Refer to the following article for Decoupling Property for Singapore PR
