DeCoupling to Create Wealth: The Singapore Way

decoupling real estate

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 isnt the same as excluding a party from a joint mortgage, i.e., you dont 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 buyers 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 propertys ownership. When this happens, the husband would buy out the wifes 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.

  1. 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.

  1. 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.

  1. 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:

  1. 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.  
  2. 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. 
  3. 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. 
  4. 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! 

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