With a majority of citizens in Singapore being property investors, it is natural for the government to introduce newer ways of allowing its citizens an edge over the foreign competition. The idea of “decoupling” real estate has been around for quite a while now and has proven to be a lifesaver for investors.
In the post-COVID market, investing in Singapore real estate has been rising and reached fever pitch in 2021 when compared to recent years where we see almost a staggering increase in prices in all sectors.
But because of the cooling measures introduced in July 2018, it is still controlled growth. Here is a graph that showcases the sales volume of landed and non-landed homes in Singapore from 2009 to 2021.
The key component of the cooling measures is the Additional Buyer Stamp Duty (ABSD) where a high stamp duty is impose on folks buying a second property.
Understanding Decoupling
You should note that decoupling isn’t the same as excluding a party from a joint mortgage, i.e., you don’t free a borrower from a loan, but instead, one spouse can free up the other one from property ownership, outright. And basically avoid paid the much dreaded Additional Buyer Stamp Duty impose for a a second property Ownership. Decoupling is a powerful tool in such an endeavor.
In the case of a married couple, Decoupling can be used to help own a second property. For example, a husband could refinance a mortgage and restructure the loan in such a way his spouse is no longer a borrower. This would free his wife to take another home loan and, therefore, enjoy the first-time LTV of 75% financing instead of 45% for the second mortgage or 35% for the third mortgage. This type of restructuring is known as a 2M1B, i.e., 2 mortgages, 1 buyer. Several banks in Singapore still allow such a structure.
However, the wife would still have to pay the 12% additional buyer’s stamp duty as she is still considered a property owner. The applicable rates would be:
Residence | Buyer | BSD Rate | ABSD Rate |
Citizen | First Residential Property | 1% On First $180,000 2% On Next $180,000 3% On Next $640,000 4% On Remaining Amount | 0% |
Second Residential Property | 12% | ||
Third Residential Property | 15% | ||
Permanent Resident | First Residential Property | 5% | |
Second Residential Property | 20% | ||
Third Residential Property | 25% |
To avoid this stacking charge, the Singapore real estate market allows decoupling of the property’s ownership. When this happens, the husband would buy out the wife’s stake in the property and own it as an individual. The wife is then free to purchase a new property as a first-time purchaser.
Assuming a couple are already equal owners of a private condo in Central Singapore. They bought it in 2013 right after the ABSD rates were revised. They hear about the decreasing price index of residential properties in Q4 of 2020 and find a property valued at $1.5 million. They decide to buy the property but want to avoid paying hefty Stamp Duties.
Wealth Creation using DeCoupling
Just how does Decoupling help in saving paying of stamp duties and contribute substantially to the creation of wealth building in Real Estate in Singapore.
Below we look at 2 examples. One of Singapore-Singapore Couple and the other Singaporean-Permanent Resident Couple. We will also see under the different circumstance they can save.
EXAMPLE 1 – Singaporean & Singaporean Couple
The Benefits of Decoupling to preserving Capital from paying less Stamp Duties
A Singaporean- Singaporean couple, Alex and Breanda owns a $2,000,000 Condo and wants to buy a $1,500,000.
Scenario 1 – No Decoupling. Buys $1,500,000 as joint Buyers
(i) Before purchase
Nationality | Property Count | Ownership | |
Alex | SG | 1 | Co-owners of $2M Condo |
Brenda | SG | 1 | Co-owners of $2M Condo |
(ii) After Purchase
Nationality | Property Count | Ownership | |
Alex | SG | 2 | Co-owners of $2M Condo and $1.5M Condo |
Brenda | SG | 2 | Co-owners of $2M Condo and $1.5M Condo |
Couple pays Buyer Stamp Duty (BSD) = $1,500,000 x 4% – $15,400 = $44,600
Couple pays Additional Buyer Stamp Duty(ABSD) = 1,500,000x 12% = $180,000
Couple pays Total Duties = BSD + ABSD = $44,600 + $180,000 = $224,600
Scenario 2 – DeCoupling. Either Alex or Brenda Buys the $1,500,000 Condo after DeCoupling.
(i) Before purchase
Nationality | Property Count | Ownership | |
Alex | SG | 1 | Co-owners of $2M Condo |
Brenda | SG | 1 | Co-owners of $2M Condo |
(ii) The Decoupling Process. Alex buys Brenda’s share of current $2,000,000 Condo.
Nationality | Property Count | Ownership | |
Alex | SG | 1 | Sole Owner of $2M Condo |
Brenda | SG | 0 | No property Ownership |
Cost of DeCoupling
Alex buys Brenda’s share (50% of $2,000,000 = $1,000,000)
Alex pays Buyer Stamp Duty (BSD) = $1,000,000 x 4% – $15,400 = $24,600
Attorney fees = $6,000
(iii) Brenda now Buys $1,500,000 herself
Nationality | Property Count | Ownership | |
Alex | SG | 1 | Sole Owner of $2M Condo |
Brenda | SG | 1 | Sole Owner of $1.5M Condo |
Brenda pays Buyer Stamp Duty = $1,500,000 x 4% – $15,400 = $44,600
Brenda Pays ABSD =$0
Total Duties Paid by Couple = Alex BSD + Brenda BSD = $24,600 + $44,600 = $69,200
Total Duties Including Attorney Costs Paid = $69,200 + $6,000 = $75,200
Total paid in Duties | |
Without DeCoupling | $224,600 |
With Decoupling | $75,200 |
SAVINGS | $149,400 |
CONCLUSION: With DeCoupling, the couple saves a whopping $149,400. That is why Decoupling is a powerful tool to navigate and circumvent paying Stamp Duties and preserving Capital for buying and owning real Estate.
EXAMPLE 2 – Singaporean(SG) & Permanent Resident(PR) Couple
The Benefits of Decoupling to preserving Capital from paying less Stamp Duties
A SG-PR couple, Charlie and Debbie owns a $2,000,000 Condo and wants to buy a $1,500,000.
Scenario 1 – No Decoupling. Buys $1,500,000 as joint Buyers
(i) Before purchase
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Co-owners of $2M Condo |
Debbie | PR | 1 | Co-owners of $2M Condo |
(ii) After Purchase
Nationality | Property Count | Ownership | |
Charlie | SG | 2 | Co-owners of $2M Condo |
Debbie | PR | 2 | Co-owners of $2M Condo |
Couple pays Buyer Stamp Duty (BSD) = $1,500,000 x 4% – $15,400 = $44,600
Couple pays Additional Buyer Stamp Duty(ABSD) = 1,500,000x 15% = $225,000
Couple pays Total Duties = BSD + ABSD = $44,600 + $225,000 = $269,600
Scenario 2 – DeCoupling. Charlie Buys the $1,500,000 Condo without Decoupling.
- Before purchase
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Co-owners of $2M Condo |
Debbie | PR | 1 | Co-owners of $2M Condo |
(ii) Charlie Buys the Condo himself
Nationality | Property Count | Ownership | |
Charlie | SG | 2 | Co-owners of $2M Condo, Sole owner of $1.5M Condo |
Debbie | PR | 1 | Co-owners of $2M Condo |
Couple pays Buyer Stamp Duty (BSD) = $1,500,000 x 4% – $15,400 = $44,600
Couple pays Additional Buyer Stamp Duty(ABSD) = 1,500,000x 12% = $180,000
Couple pays Total Duties = BSD + ABSD = $44,600 + $225,000 = $224,600
Scenario 3 – DeCoupling. Charlie to Buy Debbie’s share of $2M condo and Debbie to Buy $1.5M herself.
- Before purchase
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Co-owners of $2M Condo |
Debbie | PR | 1 | Co-owners of $2M Condo |
(ii) Charlie Buys Debbie’s share of the current $2M Condo himself
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Sole owner of $2M Condo |
Debbie | PR | 0 | No Property Ownership |
Charlie Buys Debbie’s share (50% of $2,000,000 = $1,000,000)
Charlie pays Buyer Stamp Duty (BSD) = $1,000,000 x 4% – $15,400 = $24,600
Charlie (SG) pays no Additional Buyer Stamp Duty (His First Property) = $0
Attorney Fee = $6,000
(iii) Debbie Buys $1.5M condo herself
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Sole owner of $2M Condo |
Debbie | PR | 1 | Sole Owner of $1.5M Condo |
Debbie pays Buyer Stamp Duty = $1,500,000 x 4% – $15,400 = $44,600
Debbie Pays (PR) ABSD = $1,500,000 x 5% = $75,000
Debbie Pays Total Duties = $44,600 + $75,000 = $119,600
Couple pays Total Duties = Charlie + Debbie = $24,600 + $119,600 =$114,200
Scenario 4 – DeCoupling. Debbie to buy Charlie’s share of $2M condo and Charlie to Buy $1.5M himself.
- Before purchase
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Co-owners of $2M Condo |
Debbie | PR | 1 | Co-owners of $2M Condo |
(ii) Debbie Buys Charlie’s share of the current $2M Condo himself
Nationality | Property Count | Ownership | |
Charlie | SG | 0 | No Property Ownership |
Debbie | PR | 1 | Sole owner of $2M Condo |
Debbie Buys Charlie’s share (50% of $2,000,000 = $1,000,000)
Debbie pays Buyer Stamp Duty (BSD) = $1,000,000 x 4% – $15,400 = $24,600
Debbie pays (PR) Additional Buyer Stamp Duty (ABSD) = $1,000,000 x 5% = $50,000
Debbie pays Total Duties = BSD + ABSD = $24,600 + $50,000 = $74,600
Attorney Fee = $6,000
(iii) Charlie Buys $1.5M condo herself
Nationality | Property Count | Ownership | |
Charlie | SG | 1 | Sole owner of $2M Condo |
Debbie | PR | 1 | Sole Owner of $1.5M Condo |
Charlie pays Buyer Stamp Duty = $1,500,000 x 4% – $15,400 = $44,600
Charlie (SG) Pays no ABSD for his first Property = $0
Charlie Pays Total Duties = $44,600
Couple pays Total Duties = Charlie + Debbie = $74,600 + $44,600 =$119,200
SUMMARY
Decoupling | Property Count | Duties paid | Legal Cost | Difference | |
Charlie(SG) & Debbie(PR) to buy 2nd condo | NO | Charlie = 2, Debbie = 2 | $269,600 | ||
Charlie(SG) to buy $2M condo himself | NO | Charlie = 2, Debbie = 1 | $224,600 | $45,000 | |
Charlie(SG) owns $2M condo Debbie(PR) owns $1.5M condo | YES | Charlie = 1, Debbie = 1 | $114,200 | $6,000 | $149,400 |
Charlie(SG) owns $1.5M condo Debbie(PR) Owns $2M condo | YES | Charlie = 1, Debbie = 1 | $119,200 | $6,000 | $144,400 |
Conclusion: With DeCoupling, the couple can save up to $149,400 in stamp duties if they were to DeCouple. This is a substantial amount and can go into the investment of another property or upgrading the current ones. Eitherway, it is a powerful tool to use when trying to create wealth in Singapore.
Downfalls of Decoupling
There is a very strong argument among the Singapore real estate market moguls whether decoupling should be allowed or not. This is because of four key downfalls to it:
- There is a minimum occupancy period to consider before decoupling, i.e., the property must be owned for at least five years before decoupling it. There are lawyer fees to think about, the Seller’s Stamp Duty (SSD) (4-12%) to consider, and other costs that can make the costs involved with decoupling go up.
- The extra costs get funneled into “Seller’s” Central Provident Fund Ordinary Account (CPF OA) after the share has been transferred. The amount that flows back (with accrued interests) may restrict the ability of the seller to afford the down payment of another home.
- The partner who gives their share may end up facing difficulties getting another loan approved. Couples can work around it with the help of an expert, but if not navigated properly, the total debt servicing ratio (TDSR) can get restricted significantly.
- If one individual loses their job, the affected party can not use any amount exceeding or other than what their CPD OA holds (for the monthly home loan). Therefore a study of the couple’s cash flow is an important factor to make sure they do not run out of funds and are forced to sell their property in a distress sale.
Frequently Asked Questions
What is decoupling in real estate?
The prospect of decoupling involves the process of one individual in a couple giving up their property share to another for the sake of buying another property. The goal is to purchase the new property as a first-time home buyer and thus, avoid ABSD fees.
How to decouple a property in Singapore?
To decouple a property, you will need to involve a lawyer, who will have you sign an instrument of declaration. This will then be lodged with the Singapore Land Authority (SLA) for processing, along with the requisite documents.
Can I decouple a HDB?
No, decoupling HDB is not allowed. The same goes for an executive condominium (EC) before a 10-year-period as it is considered as an HDB before that point. Only private properties can be decoupled.
How long does it take to decouple a property?
The whole decoupling process takes about 12 weeks to be approved. However, if you have a second property that you would like to buy, you don’t necessarily have to wait for the process to complete.
Conclusion
If you are thinking of decoupling soon, we recommend you speak to an expert first, especially if there is a mortgage involved. There are many rewards to decoupling real estate to create wealth in Singapore. However, there are risks associated with this strategy and should be carefully handled. It is a powerful tool but when used wrongly, can also be bad. Make sure you’re well informed and advised!
And if you like some help navigating this rather complex situation, we love to help!
569 thoughts on “DeCoupling to Create Wealth: The Singapore Way”
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Understanding COSC Validation and Its Importance in Watchmaking
COSC Accreditation and its Demanding Standards
Controle Officiel Suisse des Chronometres, or the Official Swiss Chronometer Testing Agency, is the authorized Switzerland testing agency that attests to the accuracy and accuracy of timepieces. COSC accreditation is a mark of excellent craftsmanship and reliability in chronometry. Not all timepiece brands pursue COSC certification, such as Hublot, which instead adheres to its own stringent criteria with movements like the UNICO, achieving comparable accuracy.
The Science of Precision Chronometry
The central mechanism of a mechanical watch involves the spring, which supplies power as it loosens. This mechanism, however, can be susceptible to environmental elements that may impact its accuracy. COSC-validated movements undergo strict testing—over fifteen days in various circumstances (5 positions, 3 temperatures)—to ensure their resilience and dependability. The tests evaluate:
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For timepiece aficionados and collectors, a COSC-accredited timepiece isn’t just a item of technology but a demonstration to lasting quality and accuracy. It symbolizes a watch that:
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Several renowned brands prioritize COSC certification for their watches, including Rolex, Omega, Breitling, and Longines, among others. Longines, for instance, presents collections like the Record and Soul, which highlight COSC-validated mechanisms equipped with cutting-edge substances like silicon equilibrium suspensions to enhance durability and performance.
Historical Background and the Development of Chronometers
The idea of the chronometer originates back to the need for accurate chronometry for navigation at sea, highlighted by John Harrison’s work in the 18th century. Since the official foundation of COSC in 1973, the validation has become a yardstick for assessing the precision of high-end watches, sustaining a legacy of superiority in horology.
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Owning a COSC-accredited watch is more than an visual choice; it’s a commitment to excellence and precision. For those valuing accuracy above all, the COSC accreditation provides peacefulness of mind, guaranteeing that each validated timepiece will operate reliably under various conditions. Whether for individual satisfaction or as an investment decision, COSC-accredited watches stand out in the world of horology, maintaining on a tradition of precise timekeeping.
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로드스탁과 레버리지 방식의 스탁: 투자법의 새로운 지평
로드스탁에서 공급하는 레버리지 방식의 스탁은 증권 투자의 한 방법으로, 높은 이익율을 목표로 하는 투자자들을 위해 매혹적인 선택입니다. 레버리지 사용을 이용하는 이 전략은 투자하는 사람들이 자신의 투자금을 초과하는 자금을 투입할 수 있도록 하여, 주식 장에서 더욱 큰 작용을 행사할 수 있는 기회를 공급합니다.
레버리지 방식의 스탁의 기본 원칙
레버리지 방식의 스탁은 일반적으로 투자금을 빌려 투자하는 방식입니다. 사례를 들어, 100만 원의 자본으로 1,000만 원 상당의 증권을 취득할 수 있는데, 이는 투자하는 사람이 기본적인 자본보다 훨씬 더욱 많은 증권을 사들여, 주식 가격이 증가할 경우 관련된 더 큰 이익을 가져올 수 있게 됩니다. 하지만, 증권 값이 떨어질 경우에는 그 손해 또한 커질 수 있으므로, 레버리지 사용을 사용할 때는 신중하게 생각해야 합니다.
투자 전략과 레버리지
레버리지 사용은 특히 성장 잠재력이 높은 회사에 투자할 때 유용합니다. 이러한 회사에 상당한 비율을 통해 투입하면, 성공할 경우 상당한 이익을 획득할 수 있지만, 반대 경우의 경우 상당한 리스크도 감수하게 됩니다. 그렇기 때문에, 투자하는 사람은 자신의 위험 관리 능력과 장터 분석을 통해 통해, 일정한 기업에 얼마만큼의 자금을 투자할지 결정해야 합니다.
레버리지의 이점과 위험 요소
레버리지 스탁은 상당한 수익을 보장하지만, 그만큼 높은 위험도 동반합니다. 증권 시장의 변화는 예상이 곤란하기 때문에, 레버리지를 사용할 때는 항상 상장 추세를 면밀히 관찰하고, 손해를 최소화하기 위해 수 있는 계획을 세워야 합니다.
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המסר מציע הטבות ראשיים כמו פרטיות ובטיחות מוגברים, התקשורת מהירה וגמישות גבוהה. בנוסף, הוא מאפשר גישה להקהל גלובלית רחבה ומציע מגוון של תכונות ויכולות.
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