🕷️ Crawler Inspector

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Raw Queries and Responses

1. Shard Calculation

Query:

Response:

Calculated Shard: 154 (from laksa008)

2. Crawled Status Check

Query:

curl -X POST \
  'http://laksa154.int.ahrefs:8124/' \
  -H 'Content-Type: text/plain' \
  -H 'X-ClickHouse-Database: crawler3' \
  -H 'Authorization: Basic YXBpOg==' \
  -d 'SELECT getAhrefsURLFromUnparsed(src_unparsed) AS found_url, ifNull(toUnixTimestamp(download_stamp), 0) AS crawl_time, ifNull(toUnixTimestamp(props_url_first_seen), 0) AS first_indexed_time, download_http_code AS http_code, src_unparsed AS src_unparsed, src_root_hash AS src_root_hash, history_drop_reason AS history_drop_reason, meta_title AS meta_title, meta_descriptions AS meta_descriptions, attrs_boilerpipe_text AS attrs_boilerpipe_text, attrs_markdown AS attrs_markdown, attrs_readable_markdown AS attrs_readable_markdown, meta_canonical AS meta_canonical FROM crawler3.page_info_local FINAL PREWHERE (src_root_hash, src_unparsed) IN ((getAhrefsRootHashFromUnparsed(getAhrefsUnparsedNoserviceFromURL(\'https://decouplingexpertise.sg/decoupling-property-for-singapore-permanent-resident/\')), getAhrefsUnparsedNoserviceFromURL(\'https://decouplingexpertise.sg/decoupling-property-for-singapore-permanent-resident/\'))) FORMAT JSONEachRow'

Response:

{"found_url":"https:\/\/decouplingexpertise.sg\/decoupling-property-for-singapore-permanent-resident\/","crawl_time":1775572837,"first_indexed_time":1711783213,"http_code":200,"src_unparsed":"sg,decouplingexpertise!\/decoupling-property-for-singapore-permanent-resident\/ s443","src_root_hash":"12919909547317421554","history_drop_reason":null,"meta_title":"Should Singapore PR decouple property despite 5% ABSD ?","meta_descriptions":["This article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling. We will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen."],"attrs_boilerpipe_text":"Introduction\nEvery year there are only 30,000 Singapore Permanent Resident citizenship being issued. Coupled with the difficult qualification criteria set by the Singapore government, it has become a tall task for foreigners looking to establish their homes in Singapore.\nThe fact that you landed on this article, we reckon that you have been a Singapore PR for some time and you are ready to explore the opportunities of going beyond owning a property for your own stay, and take the next step towards owning your second investment property.\nDoes property decoupling work for Singapore Permanent Residents ?\nThis article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling and is wondering if it makes financial sense to do so ?\nWe will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen.\nFor a deeper understanding of the different components that makes up the decoupling process, do check out the \ncomplete guide to decoupling\n.\nRecap on how decoupling works\nThe decoupling process is largely similar for both Singapore PR and Singapore citizens. It will involve a process that mimics an actual buy and sell transaction between you and your spouse.\nThere will be a “staying” party and a “leaving” party, the staying party will be buying over the leaving party’s share in the current property.\nThis is facilitated by \ntwo independent law firms\n, each representing you and your spouse. The decoupling process will be made official by the signing of a sale and purchase agreement.\nThe key differences in decoupling for Singapore Permanent Residents versus Singapore Citizen\nWhile the decoupling process remains similar for Singapore PR, the key difference lies in two areas, 1) the cost of decoupling, 2) the cost saving from ABSD.\nSingapore PR would be required to pay an additional buyer stamp duty when decoupling.\nAssuming both you and your spouse are Singapore PR, when you are looking to buy over your spouse share, you will be required to pay an ABSD of 5% over the value of your spouse share.\nThis is applicable as all Singapore PR will be levied a 5% ABSD even on their first property purchase. We will further illustrate the impact in later sections in which we will dive in details on the cost of decoupling for Singapore permanent residents.\nGreater cost savings on ABSD for Singapore PR when purchasing second property\nWithout decoupling, a Singapore PR will be required to pay a ABSD of 30% on the purchase price or valuation of the 2nd property, whichever is higher. Assuming the 2nd property is priced at $1.4 mil, as a Singapore PR you will be looking to incur a ABSD of $420,000.\nWhile a Singapore citizen is required to pay 20% ABSD on the purchase price or valuation of the 2nd property. Using the same example, if a Singapore citizen was to purchase the $1.4mil property, he will be looking to incur a ABSD of only $280,000.\nHence, the cost saving from avoiding ABSD would be more significant for a Singapore PR than a Singapore Citizen.\nSingapore Permanent Resident that are eligible for property decoupling\nBefore we move further to discuss the cost of decoupling, let’s first establish when you are eligible for decoupling.\nSingapore PR currently owning a \nHDB flat\n will not be eligible for decoupling, this is also applicable for Singapore citizens. In 2016, HDB tightened its share transfer policy to only allow share transfers between joint owners under 6 specific situations such as divorce, marriage or demise.\nSingapore PR owning a HDB flat\ncan check out the following article for \nHDB decoupling\n.\nTo take things one notch further, Singapore PR currently owning a HDB flat will not be allowed to purchase a second private property even if you choose to pay the 30% additional buyer stamp duties. HDB regulation mandates that Singapore PR will have to dispose of their HDB unit, within 6 months from the purchase of their private property.\nSingapore PR co-owning an EC with a Singapore citizen, will be eligible to decouple once the 5 year minimum occupancy period is fulfilled.\nLastly for Singapore permanent residents owning a private condominium or landed property, you will be eligible to decouple at any point in time.\nIs is worthwhile for Singapore PR to decouple property ?\nIn this section, we will touch on the cost of decoupling for a Singapore permenant resident. At the same time, we will account for the additional cost that a Singapore PR needs to incur when decoupling when compared to a Singaporean.\nThe goal is to make a logical comparison to determine if decoupling still make sense for a Singaporean PR after accounting for the additional cost involved.\nGeneral cost elements incurred when decoupling\nAssuming both you and your spouse are Singapore PRs and your current property is valued at $1.5 mil. You co-owned the property with your spouse under a 50-50 joint ownership.\nCost of Decoupling for PR\nAmount\n“Buyer stamp duty on 50% share of $1.5mil property, $750,000”\n17,100\n“Additonal buyer stamp duty 5% applicable to PR for purchase of first property”\n37,500\nLegal Fee (average between $3500 to $7000)\n5,000\nSeller stamp duties (not applicable if decoupling take place after 4 year of puchasing property)\nNA\nEarly loan redemption penalty (not applicable if existing mortgage is not within lock in period)\nNA\nMiscellaneous eg. property valuation\n600\nTotal cost of decoupling\n60,200\nEdit Table\nFor greater details on the actual mechanics behind the \nflow of funds and cost of decoupling\n refer to the following article\nAdditional cost consideration for a household with 1 Singapore Permanent Resident and 1 Singapore citizen\nThings get interesting when your household is made up of 1 Singapore PR and 1 Singapore Citizen. There will be additional 5% ABSD to be incurred, due to the citizenship status of the Singaporean PR spouse.\nYou will then need to decide who becomes the “staying party”, the one that is going to buy over shares from the “leaving party”.\nIf the Singapore PR in the household becomes the staying party, you will be incurring a 5% ABSD over the valuation of your spouse, the leaving party’s share.\nOn the flip side if the Singapore PR becomes the leaving party and the Singapore citizen in the household becomes the staying party, and buys over share from the spouse with PR status.\nThere will not be any ABSD incurred during decoupling, but when the Singapore PR spouse goes out to purchase the 2nd property, you will be incurring a 5% ABSD on the purchase price or valuation of the 2nd property, whichever is higher.\nShould a Singapore PR spouse be buying or selling shares when decoupling ?\nLet’s illustrate this with an example to get everyone on the same page.\nConsider the following\nA household made up of a Singapore PR and Singapore citizen spouse\nCurrently owning a 1 mil private condo and is looking to decouple this property\nCurrent property is jointly owned in a 50-50 split\nGoal is to purchase a 2nd property that has a purchase price of 2 mil\nWhen Singapore citizen becomes the “staying party” and Singapore PR becomes the “leaving party”.\nReferencing the table below, there will not be any ABSD incurred when decoupling as Singapore citizen spouse is buying over shares from SPR spouse. But SPR spouse will incur ABSD when purchasing the 2nd property.\nCost consideration – ABSD\nCalculation\nAmount\nABSD incurred when decoupling – 5% on 50% stake of property\n0 – As Singapore citizen spouse is the one buying over shares from PR spouse\n0\nABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property\n5% x 2mil\n100,000\nTotal ABSD Incurred\n–\n100,000\nEdit Table\nWhen Singapore citizen becomes the “leaving party” and Singapore PR becomes the “staying party”.\nOn the flip side if the Singapore PR spouse becomes the staying party, the household will incur a 5% ABSD during the decoupling process, but saves on ABSD when purchasing the 2nd property.\nCost consideration – ABSD\nCalculation\nAmount\nABSD incurred when decoupling – 5% on 50% stake of property\n5% x (50% of 1 mil)\n25,000\nABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property\n0 – As Singapore Citizen spouse purchases the 2nd property\n0\nTotal ABSD Incurred\n–\n25,000\nEdit Table\nWhen should a SPR be the leaving party, purchasing the 2nd property and when should a SPR be the one owing the existing property ?\nFrom the illustrations above, it is clear that the property value of the existing property and 2nd property will be a factor to consider when deciding who should be the staying and leaving party, specifically in a household consisting of Singapore citizens and Singapore PR.\nFrom a cost savings perspective, it is often optimal to have the Singapore PR spouse purchasing the lower value property and the Singapore citizen spouse purchasing the higher value property.\nCost aside, it is also important to consider the income of each spouse in the household as it will determine whether the spouse should be supporting the property of higher or lower value.\nTo get help navigating these financial calculations, drop us a text and our analyst can assist you with it.\nWill cost saving from ABSD on 2nd property supersedes that of ABSD incurred when decoupling ?\nGiven the goal is to assemble a two property portfolio, addressing the question above is much simpler for Singapore PR as compared to Singapore Citizen.\nThe main factor of consideration is whether the cost savings from avoiding ABSD on the second property is significantly greater than the cost incurred when decoupling.\nReferencing back to examples that we have used throughout this article.\nAssuming you are a household consisting of 2 Singapore PRs, and your current property is valued at 1.5 mil.\nReferring to the cost table in section “cost of decoupling”, you will be looking at a total cost of $60,200.\nAssuming you and your spouse are looking to purchase a second property that is valued 1.2 mil. Given that you do not decouple you will be looking at a 30% ABSD, with cost coming up to $360,000. With decoupling, you will only be looking at a 5% ABSD on the 2nd property, only incurring $60,000.\nThis sums up to a $300,000 cost saving in ABSD on the purchase of the 2nd property, if decoupling is adopted.\nABSD Incurred for Singapore PR\nCost\n2nd Property Purchase Price\n120,0000\nWithout Decoupling – 30% on purchase price or valuation of 2nd property\n360,000\nAfter Decoupling – 5% on purchase price or valuation of 2nd property\n60,000\nEdit Table\nFinally, rationalising this $300,000 cost saving from ABSD with the $60,200 cost incurred in the decoupling process, the cost savings would be significant enough to justify decoupling.\nThere are situations in which the cost of decoupling can exceed cost saving from ABSD.\nTo be objective, there are certain situations that cost of decoupling can become so significant that it does not make sense to decouple.\nThis is normally due to the incurrence of seller stamp duty and early loan redemption penalty.\nFor a detailed illustration of this situation refer to our complete \nguide on decoupling\n.\nProperty type that a Singapore Permanent Resident can consider as second property\nWhen it comes to property restriction for the 2nd property, a Singapore PR is free to purchase any private condominium.\nThe only restriction that is applicable to a Singapore PR and not applicable to a Singapore citizen, is that Singapore PR will have to seek approval for SLA when looking to purchase landed property.\nThe usual restriction of not being able to purchase any BTO, EC or HDB flats as second property are applicable for both Singapore citizens and PRs.\nRefer to the following article for the\ncommon property types investors would normally consider after decoupling\n.\nCalculating the cost of decoupling\nHaving established a understanding of what it take for a PR to decouple your property, the natural next steps would be to make some preliminary calculation on how much funds you need to decouple and how much proceeds you will receive after decoupling. \nHead over to the\ndecoupling calculator\nto get your financials calculated. \nCase Studies relevant to Singapore PR decoupling property\nHow Singapore citizen and PR couple can avoid ABSD when buying a second property in Singapore ?\nFAQ\nCan PR buy a second property in Singapore ?\nIn short, Yes, a Singapore PR can purchase a second property in Singapore. But you will have to incur an additional buyer stamp duty of 30% on the purchase price or valuation of the property whichever is higher. But Singapore PR currently owning HDB flats are not allowed to own a second property, you will need to dispose of the current HDB flat within 6 months, after purchasing a second private property. \nCan Singapore PR use CPF to buy a condo ?\nIn summary, yes, a Singapore PR can use CPF to buy a condo. The amount of CPF that can used depends on the loan to valuation ratio that you are eligible for. For your first property, you will be entitled to a full 75% LTV ratio, meaning you can fund the property purchase with loan up to 75% of the property value. The remaining 25% can be funded by a combination of cash and CPF after satisfying the minimum 5% cash down payment requirement.\nCan Singapore PR own HDB and Condo at the same time ?\nNo, Singapore PR will not be allowed to own HDB flat and condo at the same time. He or she would have to dispose of your HDB flat 6 months from the purchase of your private condo. \nLegal Disclaimer : Please do not take this as legal advice, refer to a\nqualified legal counsel specialising in decoupling\nfor a formal review of your plans based on your specific circumstances.","attrs_markdown":"[Skip to content](https:\/\/decouplingexpertise.sg\/decoupling-property-for-singapore-permanent-resident\/#content)\n\n[![](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2024\/01\/Logo-2.svg)](https:\/\/decouplingexpertise.sg\/)\n\n- [Home](https:\/\/decouplingexpertise.sg\/)\n- [About](https:\/\/decouplingexpertise.sg\/about-us\/)\n- [Insights](https:\/\/decouplingexpertise.sg\/insights\/)\n  - [![decoupling-icon](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2023\/11\/decoupling-icon.png)Decoupling Property](https:\/\/decouplingexpertise.sg\/insights-decoupling-property\/)\n  - [![directory](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2023\/12\/directory.png)Decoupling lawyer directory](https:\/\/decouplingexpertise.sg\/insights-decoupling-lawyer-directory\/)\n  - 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[Decoupling Property](https:\/\/decouplingexpertise.sg\/insights-decoupling-property\/)\n  - [Decoupling lawyer directory](https:\/\/decouplingexpertise.sg\/insights-decoupling-lawyer-directory\/)\n  - [Sell One Buy Two Property](https:\/\/decouplingexpertise.sg\/insights-sell-one-buy-two-property\/)\n  - [Strategies to Minimising ABSD](https:\/\/decouplingexpertise.sg\/strategies-to-minimising-absd\/)\n  - [Guides to Purchasing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-guides-to-purchasing-2nd-property\/)\n  - [Financing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-financing-2nd-property\/)\n  - [What to do next – BTO MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-bto-mop\/)\n  - [What to do next – EC MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-ec-mop\/)\n  - [Guides to Purchasing EC](https:\/\/decouplingexpertise.sg\/insights-guides-to-purchasing-ec\/)\n  - [Singles Investment Property](https:\/\/decouplingexpertise.sg\/singles-investment-property\/)\n  - [New Launch Condo Research](https:\/\/decouplingexpertise.sg\/insights-new-launch-condo-research\/)\n  - [Resale Condo Research](https:\/\/decouplingexpertise.sg\/insights-resale-condo-research\/)\n  - [Case Studies](https:\/\/decouplingexpertise.sg\/insights-case-studies\/)\n  - [Tools](https:\/\/decouplingexpertise.sg\/insights-tools\/)\n- [Contact](https:\/\/decouplingexpertise.sg\/contact\/)\n- [Consultation](https:\/\/decouplingexpertise.sg\/decoupling-property-for-singapore-permanent-resident\/)\n  - [Consultation Decoupling Property](https:\/\/decouplingexpertise.sg\/consultation-decoupling-property\/)\n  - [New Launch Condo Research](https:\/\/decouplingexpertise.sg\/consulting-new-launch-condo-research\/)\n\n- [Home](https:\/\/decouplingexpertise.sg\/)\n- [About](https:\/\/decouplingexpertise.sg\/about-us\/)\n- [Insights](https:\/\/decouplingexpertise.sg\/insights\/)\n  - [Decoupling Property](https:\/\/decouplingexpertise.sg\/insights-decoupling-property\/)\n  - [Decoupling lawyer directory](https:\/\/decouplingexpertise.sg\/insights-decoupling-lawyer-directory\/)\n  - [Sell One Buy Two Property](https:\/\/decouplingexpertise.sg\/insights-sell-one-buy-two-property\/)\n  - [Strategies to Minimising ABSD](https:\/\/decouplingexpertise.sg\/strategies-to-minimising-absd\/)\n  - [Guides to Purchasing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-guides-to-purchasing-2nd-property\/)\n  - [Financing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-financing-2nd-property\/)\n  - [What to do next – BTO MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-bto-mop\/)\n  - [What to do next – EC MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-ec-mop\/)\n  - [Guides to Purchasing EC](https:\/\/decouplingexpertise.sg\/insights-guides-to-purchasing-ec\/)\n  - [Singles Investment Property](https:\/\/decouplingexpertise.sg\/singles-investment-property\/)\n  - [New Launch Condo Research](https:\/\/decouplingexpertise.sg\/insights-new-launch-condo-research\/)\n  - [Resale Condo Research](https:\/\/decouplingexpertise.sg\/insights-resale-condo-research\/)\n  - [Case Studies](https:\/\/decouplingexpertise.sg\/insights-case-studies\/)\n  - [Tools](https:\/\/decouplingexpertise.sg\/insights-tools\/)\n- [Contact](https:\/\/decouplingexpertise.sg\/contact\/)\n- [Consultation](https:\/\/decouplingexpertise.sg\/decoupling-property-for-singapore-permanent-resident\/)\n  - [Consultation Decoupling Property](https:\/\/decouplingexpertise.sg\/consultation-decoupling-property\/)\n  - [New Launch Condo Research](https:\/\/decouplingexpertise.sg\/consulting-new-launch-condo-research\/)\n\n# Should Singapore PR decouple property despite 5% ABSD ?\n- 2 August 2025\n- Decoupling property\n\n![Decoupling Property for Singapore Permanent Resident](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2024\/01\/portrait-beautiful-young-asian-woman-sit-sofa-relax-living-room-area-scaled.jpg)\n\n#### Table of Contents\n## Introduction\nEvery year there are only 30,000 Singapore Permanent Resident citizenship being issued. Coupled with the difficult qualification criteria set by the Singapore government, it has become a tall task for foreigners looking to establish their homes in Singapore.\n\nThe fact that you landed on this article, we reckon that you have been a Singapore PR for some time and you are ready to explore the opportunities of going beyond owning a property for your own stay, and take the next step towards owning your second investment property.\n\n## Does property decoupling work for Singapore Permanent Residents ?\nThis article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling and is wondering if it makes financial sense to do so ?\n\nWe will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen.\n\nFor a deeper understanding of the different components that makes up the decoupling process, do check out the [complete guide to decoupling](https:\/\/decouplingexpertise.sg\/decoupling-property-singapore\/).\n\n## Recap on how decoupling works\nThe decoupling process is largely similar for both Singapore PR and Singapore citizens. It will involve a process that mimics an actual buy and sell transaction between you and your spouse.\n\nThere will be a “staying” party and a “leaving” party, the staying party will be buying over the leaving party’s share in the current property.\n\nThis is facilitated by [two independent law firms](https:\/\/decouplingexpertise.sg\/decoupling-lawyer-fees-should-you-choose-the-cheapest\/), each representing you and your spouse. The decoupling process will be made official by the signing of a sale and purchase agreement.\n\n## The key differences in decoupling for Singapore Permanent Residents versus Singapore Citizen\nWhile the decoupling process remains similar for Singapore PR, the key difference lies in two areas, 1) the cost of decoupling, 2) the cost saving from ABSD.\n\n## Singapore PR would be required to pay an additional buyer stamp duty when decoupling.\nAssuming both you and your spouse are Singapore PR, when you are looking to buy over your spouse share, you will be required to pay an ABSD of 5% over the value of your spouse share.\n\nThis is applicable as all Singapore PR will be levied a 5% ABSD even on their first property purchase. We will further illustrate the impact in later sections in which we will dive in details on the cost of decoupling for Singapore permanent residents.\n\n## Greater cost savings on ABSD for Singapore PR when purchasing second property\nWithout decoupling, a Singapore PR will be required to pay a ABSD of 30% on the purchase price or valuation of the 2nd property, whichever is higher. Assuming the 2nd property is priced at \\$1.4 mil, as a Singapore PR you will be looking to incur a ABSD of \\$420,000.\n\nWhile a Singapore citizen is required to pay 20% ABSD on the purchase price or valuation of the 2nd property. Using the same example, if a Singapore citizen was to purchase the \\$1.4mil property, he will be looking to incur a ABSD of only \\$280,000.\n\nHence, the cost saving from avoiding ABSD would be more significant for a Singapore PR than a Singapore Citizen.\n\n## Singapore Permanent Resident that are eligible for property decoupling\nBefore we move further to discuss the cost of decoupling, let’s first establish when you are eligible for decoupling.\n\nSingapore PR currently owning a [HDB flat](https:\/\/www.hdb.gov.sg\/residential\/living-in-an-hdb-flat\/changing-owners-occupiers\/change-in-ownership\/change-in-flat-ownership) will not be eligible for decoupling, this is also applicable for Singapore citizens. In 2016, HDB tightened its share transfer policy to only allow share transfers between joint owners under 6 specific situations such as divorce, marriage or demise.\n\n[Singapore PR owning a HDB flat](https:\/\/decouplingexpertise.sg\/ultimate-guide-to-pr-buying-and-investing-in-property-in-singapore\/\/) can check out the following article for [HDB decoupling](https:\/\/decouplingexpertise.sg\/hdb-decoupling-and-alternative-options\/).\n\nTo take things one notch further, Singapore PR currently owning a HDB flat will not be allowed to purchase a second private property even if you choose to pay the 30% additional buyer stamp duties. HDB regulation mandates that Singapore PR will have to dispose of their HDB unit, within 6 months from the purchase of their private property.\n\nSingapore PR co-owning an EC with a Singapore citizen, will be eligible to decouple once the 5 year minimum occupancy period is fulfilled.\n\nLastly for Singapore permanent residents owning a private condominium or landed property, you will be eligible to decouple at any point in time.\n\n## Is is worthwhile for Singapore PR to decouple property ?\nIn this section, we will touch on the cost of decoupling for a Singapore permenant resident. At the same time, we will account for the additional cost that a Singapore PR needs to incur when decoupling when compared to a Singaporean.\n\nThe goal is to make a logical comparison to determine if decoupling still make sense for a Singaporean PR after accounting for the additional cost involved.\n\n### General cost elements incurred when decoupling\nAssuming both you and your spouse are Singapore PRs and your current property is valued at \\$1.5 mil. You co-owned the property with your spouse under a 50-50 joint ownership.\n\n| Cost of Decoupling for PR | Amount |\n|---|---|\n| “Buyer stamp duty on 50% share of \\$1.5mil property, \\$750,000” | 17,100 |\n| “Additonal buyer stamp duty 5% applicable to PR for purchase of first property” | 37,500 |\n| Legal Fee (average between \\$3500 to \\$7000) | 5,000 |\n| Seller stamp duties (not applicable if decoupling take place after 4 year of puchasing property) | NA |\n| Early loan redemption penalty (not applicable if existing mortgage is not within lock in period) | NA |\n| Miscellaneous eg. property valuation | 600 |\n| Total cost of decoupling | 60,200 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5089)\n\nFor greater details on the actual mechanics behind the [flow of funds and cost of decoupling](https:\/\/decouplingexpertise.sg\/decoupling-property-singapore\/) refer to the following article\n\n## Additional cost consideration for a household with 1 Singapore Permanent Resident and 1 Singapore citizen\nThings get interesting when your household is made up of 1 Singapore PR and 1 Singapore Citizen. There will be additional 5% ABSD to be incurred, due to the citizenship status of the Singaporean PR spouse.\n\nYou will then need to decide who becomes the “staying party”, the one that is going to buy over shares from the “leaving party”.\n\nIf the Singapore PR in the household becomes the staying party, you will be incurring a 5% ABSD over the valuation of your spouse, the leaving party’s share.\n\nOn the flip side if the Singapore PR becomes the leaving party and the Singapore citizen in the household becomes the staying party, and buys over share from the spouse with PR status.\n\nThere will not be any ABSD incurred during decoupling, but when the Singapore PR spouse goes out to purchase the 2nd property, you will be incurring a 5% ABSD on the purchase price or valuation of the 2nd property, whichever is higher.\n\n## Should a Singapore PR spouse be buying or selling shares when decoupling ?\nLet’s illustrate this with an example to get everyone on the same page.\n\nConsider the following\n\n- A household made up of a Singapore PR and Singapore citizen spouse\n- Currently owning a 1 mil private condo and is looking to decouple this property\n- Current property is jointly owned in a 50-50 split\n- Goal is to purchase a 2nd property that has a purchase price of 2 mil\n### When Singapore citizen becomes the “staying party” and Singapore PR becomes the “leaving party”.\nReferencing the table below, there will not be any ABSD incurred when decoupling as Singapore citizen spouse is buying over shares from SPR spouse. But SPR spouse will incur ABSD when purchasing the 2nd property.\n\n| Cost consideration – ABSD | Calculation | Amount |\n|---|---|---|\n| ABSD incurred when decoupling – 5% on 50% stake of property | 0 – As Singapore citizen spouse is the one buying over shares from PR spouse | 0 |\n| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property | 5% x 2mil | 100,000 |\n| Total ABSD Incurred | – | 100,000 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5090)\n\n### When Singapore citizen becomes the “leaving party” and Singapore PR becomes the “staying party”.\nOn the flip side if the Singapore PR spouse becomes the staying party, the household will incur a 5% ABSD during the decoupling process, but saves on ABSD when purchasing the 2nd property.\n\n| Cost consideration – ABSD | Calculation | Amount |\n|---|---|---|\n| ABSD incurred when decoupling – 5% on 50% stake of property | 5% x (50% of 1 mil) | 25,000 |\n| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property | 0 – As Singapore Citizen spouse purchases the 2nd property | 0 |\n| Total ABSD Incurred | – | 25,000 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5091)\n\nWhen should a SPR be the leaving party, purchasing the 2nd property and when should a SPR be the one owing the existing property ?\n\nFrom the illustrations above, it is clear that the property value of the existing property and 2nd property will be a factor to consider when deciding who should be the staying and leaving party, specifically in a household consisting of Singapore citizens and Singapore PR.\n\nFrom a cost savings perspective, it is often optimal to have the Singapore PR spouse purchasing the lower value property and the Singapore citizen spouse purchasing the higher value property.\n\nCost aside, it is also important to consider the income of each spouse in the household as it will determine whether the spouse should be supporting the property of higher or lower value.\n\nTo get help navigating these financial calculations, drop us a text and our analyst can assist you with it.\n\n## Will cost saving from ABSD on 2nd property supersedes that of ABSD incurred when decoupling ?\nGiven the goal is to assemble a two property portfolio, addressing the question above is much simpler for Singapore PR as compared to Singapore Citizen.\n\nThe main factor of consideration is whether the cost savings from avoiding ABSD on the second property is significantly greater than the cost incurred when decoupling.\n\nReferencing back to examples that we have used throughout this article.\n\nAssuming you are a household consisting of 2 Singapore PRs, and your current property is valued at 1.5 mil.\n\nReferring to the cost table in section “cost of decoupling”, you will be looking at a total cost of \\$60,200.\n\nAssuming you and your spouse are looking to purchase a second property that is valued 1.2 mil. Given that you do not decouple you will be looking at a 30% ABSD, with cost coming up to \\$360,000. With decoupling, you will only be looking at a 5% ABSD on the 2nd property, only incurring \\$60,000.\n\nThis sums up to a \\$300,000 cost saving in ABSD on the purchase of the 2nd property, if decoupling is adopted.\n\n| ABSD Incurred for Singapore PR | Cost |\n|---|---|\n| 2nd Property Purchase Price | 120,0000 |\n| Without Decoupling – 30% on purchase price or valuation of 2nd property | 360,000 |\n| After Decoupling – 5% on purchase price or valuation of 2nd property | 60,000 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5092)\n\nFinally, rationalising this \\$300,000 cost saving from ABSD with the \\$60,200 cost incurred in the decoupling process, the cost savings would be significant enough to justify decoupling.\n\n### There are situations in which the cost of decoupling can exceed cost saving from ABSD.\nTo be objective, there are certain situations that cost of decoupling can become so significant that it does not make sense to decouple.\n\nThis is normally due to the incurrence of seller stamp duty and early loan redemption penalty.\n\nFor a detailed illustration of this situation refer to our complete [guide on decoupling](https:\/\/decouplingexpertise.sg\/decoupling-property-singapore\/).\n\n## Property type that a Singapore Permanent Resident can consider as second property\nWhen it comes to property restriction for the 2nd property, a Singapore PR is free to purchase any private condominium.\n\nThe only restriction that is applicable to a Singapore PR and not applicable to a Singapore citizen, is that Singapore PR will have to seek approval for SLA when looking to purchase landed property.\n\nThe usual restriction of not being able to purchase any BTO, EC or HDB flats as second property are applicable for both Singapore citizens and PRs.\n\nRefer to the following article for the [common property types investors would normally consider after decoupling](https:\/\/decouplingexpertise.sg\/5-best-property-type-to-consider-after-decoupling\/).\n\n## Calculating the cost of decoupling\nHaving established a understanding of what it take for a PR to decouple your property, the natural next steps would be to make some preliminary calculation on how much funds you need to decouple and how much proceeds you will receive after decoupling.\n\nHead over to the [decoupling calculator](https:\/\/decouplingexpertise.sg\/decoupling-calculator\/) to get your financials calculated.\n\n## Case Studies relevant to Singapore PR decoupling property\n- [How Singapore citizen and PR couple can avoid ABSD when buying a second property in Singapore ?](https:\/\/decouplingexpertise.sg\/how-singapore-citizen-and-pr-couple-can-structure-property-ownership-to-avoid-absd-when-buying-a-second-property-in-singapore\/)\n## FAQ\n### Can PR buy a second property in Singapore ?\nIn short, Yes, a Singapore PR can purchase a second property in Singapore. But you will have to incur an additional buyer stamp duty of 30% on the purchase price or valuation of the property whichever is higher. But Singapore PR currently owning HDB flats are not allowed to own a second property, you will need to dispose of the current HDB flat within 6 months, after purchasing a second private property.\n\n### Can Singapore PR use CPF to buy a condo ?\nIn summary, yes, a Singapore PR can use CPF to buy a condo. The amount of CPF that can used depends on the loan to valuation ratio that you are eligible for. For your first property, you will be entitled to a full 75% LTV ratio, meaning you can fund the property purchase with loan up to 75% of the property value. The remaining 25% can be funded by a combination of cash and CPF after satisfying the minimum 5% cash down payment requirement.\n\n### Can Singapore PR own HDB and Condo at the same time ?\nNo, Singapore PR will not be allowed to own HDB flat and condo at the same time. He or she would have to dispose of your HDB flat 6 months from the purchase of your private condo.\n\n*Legal Disclaimer : Please do not take this as legal advice, refer to a [qualified legal counsel specialising in decoupling](https:\/\/decouplingexpertise.sg\/best-property-lawyers-for-decoupling-property-in-singapore\/) for a formal review of your plans based on your specific circumstances.*\n\n## Author\n- ![](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2023\/08\/Profile-Picture-Square.jpg)\n  #### [Jue Wen](https:\/\/decouplingexpertise.sg\/author\/jue-wen\/ \"Jue Wen\")\n  Jue Wen is a seasoned real estate researcher and strategist, with over 135 in-depth articles published on decoupling strategies and investment property planning in Singapore. His insights are backed by hands-on experience—applying these very frameworks to grow and optimise his personal property portfolio. Recognised for his methodical and data-driven approach, Jue Wen’s work serves as a trusted guide for homeowners looking to legally and strategically acquire a second property without incurring Additional Buyer’s Stamp Duty (ABSD). His mission is to equip property owners with actionable frameworks to build sustainable long-term wealth through real estate.\n\n### Looking to purchase your second property?\nJust fulfilled your MOP status for your executive or BTO or Looking to decouple from your current condomium? Or simply looking to purchase your 2nd investment property? Having assisted over 50 clients on their journey towards purchasing their second property, we have got the expertise to help you avoid unnecessary ABSD, optimise legal cost and clarify your doubts.  \n  \n Drop us quick Whatsapp message for non obligator questions and answers.\n\n[PrevPrevious PostDecoupling Case Study – How a couple cautiously upgraded from a humble HDB into 2 private condo in less than 5 years, via decoupling 99-1](https:\/\/decouplingexpertise.sg\/decoupling-case-study-how-a-couple-cautiously-upgraded-from-a-humble-hdb-into-2-private-condo-in-less-than-5-years-via-decoupling-99-1\/)\n\n[Next PostIs decoupling legal in Singapore ? – Expert Opinion \\[Updated with Latest Court Cases\\]Next](https:\/\/decouplingexpertise.sg\/is-decoupling-property-legal-in-singapore\/)\n\n- Recent Posts\n\n### [Lentor Gardens Residences Review – Oversupply But Still Investable?](https:\/\/decouplingexpertise.sg\/lentor-gardens-residences-review-oversupply-but-still-investable\/)\n### [Dunearn House New Launch Condo Review – Dunearn Road GLS, Turf City](https:\/\/decouplingexpertise.sg\/dunearn-house-new-launch-condo-review-dunearn-road-gls-turf-city\/)\n### [Progressive Payment Calculator – For New Launch Condo Singapore](https:\/\/decouplingexpertise.sg\/progressive-payment-calculator-for-new-launch-condo-singapore\/)\n### [How to Make the Most Money When Buying Your First Private Condo](https:\/\/decouplingexpertise.sg\/how-to-make-the-most-money-when-buying-your-first-private-condo\/)\n### [Pinery Residences vs Parktown Residences – Can Pinery Win?](https:\/\/decouplingexpertise.sg\/pinery-residences-vs-parktown-residences-can-pinery-win\/)\n### [Can I secure a new launch condo first before decoupling my current property?](https:\/\/decouplingexpertise.sg\/can-i-secure-a-new-launch-condo-first-before-decoupling-my-current-property\/)\n\nEveryone’s home journey is different. Browse articles curated to help you find the answers you need for a more fulfilling home searching experience\n\n- Need a 2nd opinion ?\n\nDrop us a text on Whatsapp for non obligatory question and answer.\n\n[Whatsapp](http:\/\/wa.link\/p0mj4c)\n\n- Decoupling Q\\&A ?\n\nGet your questions answered by experienced consultants and legal partners\n\n[Whatsapp](http:\/\/wa.link\/p0mj4c)\n\n![](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2024\/03\/decoupling-logo-transparent-bg-color-pink-new.png)\n\n##### Your Guide to Owning Multiple Real Estate in Singapore\n\n**Quick Links**\n\n[About](https:\/\/decouplingexpertise.sg\/about-us\/)\n\n[Our Services](https:\/\/decouplingexpertise.sg\/consultation-decoupling-property\/)\n\n[Insights](https:\/\/decouplingexpertise.sg\/insights\/)\n\n[Contact us](https:\/\/decouplingexpertise.sg\/contact\/)\n\n[Terms of Use](https:\/\/decouplingexpertise.sg\/terms-of-use\/)\n\n[Editorial Policy](https:\/\/decouplingexpertise.sg\/editorial-policy\/)\n\n[Privacy Policy](https:\/\/decouplingexpertise.sg\/privacy-policy\/)\n\n**Research**\n\n- [Decoupling Property](https:\/\/decouplingexpertise.sg\/insights-decoupling-property\/)\n- [Decoupling lawyer directory](https:\/\/decouplingexpertise.sg\/insights-decoupling-lawyer-directory\/)\n- [Sell One Buy Two Property](https:\/\/decouplingexpertise.sg\/insights-sell-one-buy-two-property\/)\n- [Strategies to Minimising ABSD](https:\/\/decouplingexpertise.sg\/strategies-to-minimising-absd\/)\n- [Guides to Purchasing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-guides-to-purchasing-2nd-property\/)\n- [Guides to Selecting 2nd Property](https:\/\/decouplingexpertise.sg\/insights-guides-to-selecting-2nd-property\/)\n\n- [Decoupling Property](https:\/\/decouplingexpertise.sg\/insights-decoupling-property\/)\n- [Decoupling lawyer directory](https:\/\/decouplingexpertise.sg\/insights-decoupling-lawyer-directory\/)\n- [Sell One Buy Two Property](https:\/\/decouplingexpertise.sg\/insights-sell-one-buy-two-property\/)\n- [Strategies to Minimising ABSD](https:\/\/decouplingexpertise.sg\/strategies-to-minimising-absd\/)\n- [Guides to Purchasing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-guides-to-purchasing-2nd-property\/)\n- [Guides to Selecting 2nd Property](https:\/\/decouplingexpertise.sg\/insights-guides-to-selecting-2nd-property\/)\n\n- [Financing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-financing-2nd-property\/)\n- [What to do next – BTO MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-bto-mop\/)\n- [What to do next – EC MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-ec-mop\/)\n- [Case Studies](https:\/\/decouplingexpertise.sg\/insights-case-studies\/)\n- [Tools](https:\/\/decouplingexpertise.sg\/insights-tools\/)\n\n- [Financing 2nd Property](https:\/\/decouplingexpertise.sg\/insights-financing-2nd-property\/)\n- [What to do next – BTO MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-bto-mop\/)\n- [What to do next – EC MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-ec-mop\/)\n- [Case Studies](https:\/\/decouplingexpertise.sg\/insights-case-studies\/)\n- [Tools](https:\/\/decouplingexpertise.sg\/insights-tools\/)\n\n[Decoupling Lawyer Directory](https:\/\/decouplingexpertise.sg\/insights-decoupling-lawyer-directory\/)\n\n[Strategies to Minimising ABSD](https:\/\/decouplingexpertise.sg\/strategies-to-minimising-absd\/)\n\n[New Launch Condo Research](https:\/\/decouplingexpertise.sg\/insights-new-launch-condo-research\/)\n\n[What to do next – BTO MOP](https:\/\/decouplingexpertise.sg\/insights-what-to-do-next-bto-mop\/)\n\n[Case Studies](https:\/\/decouplingexpertise.sg\/insights-case-studies\/)\n##### Follow Us\n[Facebook-f]()\n\n[Youtube]()\n\n@ 2026 All Rights Reserved.\n\n[![](https:\/\/decouplingexpertise.sg\/wp-content\/uploads\/2024\/01\/whatsapp-text-icon.jpg)](https:\/\/wa.me\/6598598434?text=Hi+I+would+like+to+have+a+free+consult+consultation)\n\nerror: Oops - writing original content is fun, give it a shot \\!\n\n## **Jue Wen**\nAuthor\n\nJue Wen is the property analyst and content marketing lead at decoupling expertise.  \nHe specialises in helping clients overcome the complexities involved in owning their second private property in Singapore.  \nHe had over 10 years of experience in real estate investing and have written over 40 detail guides on decoupling and minimising ABSD. He is a licensed real estate consultant and holds a Bachelor degree in Business Management from the Nanyang Technological University.\n\n## Kenji\nCo-Author\n\nKenji is the Group Division Director of ERA Realty Network.  \nHe have got over 20 years of experience in real estate and have successfully helped over 50 couples purchased their second property. He specialises in helping client achieve the best approach towards acquiring their ideal investment properties while minimising ABSD.","attrs_readable_markdown":"## Introduction\nEvery year there are only 30,000 Singapore Permanent Resident citizenship being issued. Coupled with the difficult qualification criteria set by the Singapore government, it has become a tall task for foreigners looking to establish their homes in Singapore.\n\nThe fact that you landed on this article, we reckon that you have been a Singapore PR for some time and you are ready to explore the opportunities of going beyond owning a property for your own stay, and take the next step towards owning your second investment property.\n\n## Does property decoupling work for Singapore Permanent Residents ?\nThis article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling and is wondering if it makes financial sense to do so ?\n\nWe will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen.\n\nFor a deeper understanding of the different components that makes up the decoupling process, do check out the [complete guide to decoupling](https:\/\/decouplingexpertise.sg\/decoupling-property-singapore\/).\n\n## Recap on how decoupling works\nThe decoupling process is largely similar for both Singapore PR and Singapore citizens. It will involve a process that mimics an actual buy and sell transaction between you and your spouse.\n\nThere will be a “staying” party and a “leaving” party, the staying party will be buying over the leaving party’s share in the current property.\n\nThis is facilitated by [two independent law firms](https:\/\/decouplingexpertise.sg\/decoupling-lawyer-fees-should-you-choose-the-cheapest\/), each representing you and your spouse. The decoupling process will be made official by the signing of a sale and purchase agreement.\n\n## The key differences in decoupling for Singapore Permanent Residents versus Singapore Citizen\nWhile the decoupling process remains similar for Singapore PR, the key difference lies in two areas, 1) the cost of decoupling, 2) the cost saving from ABSD.\n\n## Singapore PR would be required to pay an additional buyer stamp duty when decoupling.\nAssuming both you and your spouse are Singapore PR, when you are looking to buy over your spouse share, you will be required to pay an ABSD of 5% over the value of your spouse share.\n\nThis is applicable as all Singapore PR will be levied a 5% ABSD even on their first property purchase. We will further illustrate the impact in later sections in which we will dive in details on the cost of decoupling for Singapore permanent residents.\n\n## Greater cost savings on ABSD for Singapore PR when purchasing second property\nWithout decoupling, a Singapore PR will be required to pay a ABSD of 30% on the purchase price or valuation of the 2nd property, whichever is higher. Assuming the 2nd property is priced at \\$1.4 mil, as a Singapore PR you will be looking to incur a ABSD of \\$420,000.\n\nWhile a Singapore citizen is required to pay 20% ABSD on the purchase price or valuation of the 2nd property. Using the same example, if a Singapore citizen was to purchase the \\$1.4mil property, he will be looking to incur a ABSD of only \\$280,000.\n\nHence, the cost saving from avoiding ABSD would be more significant for a Singapore PR than a Singapore Citizen.\n\n## Singapore Permanent Resident that are eligible for property decoupling\nBefore we move further to discuss the cost of decoupling, let’s first establish when you are eligible for decoupling.\n\nSingapore PR currently owning a [HDB flat](https:\/\/www.hdb.gov.sg\/residential\/living-in-an-hdb-flat\/changing-owners-occupiers\/change-in-ownership\/change-in-flat-ownership) will not be eligible for decoupling, this is also applicable for Singapore citizens. In 2016, HDB tightened its share transfer policy to only allow share transfers between joint owners under 6 specific situations such as divorce, marriage or demise.\n\n[Singapore PR owning a HDB flat](https:\/\/decouplingexpertise.sg\/ultimate-guide-to-pr-buying-and-investing-in-property-in-singapore\/\/) can check out the following article for [HDB decoupling](https:\/\/decouplingexpertise.sg\/hdb-decoupling-and-alternative-options\/).\n\nTo take things one notch further, Singapore PR currently owning a HDB flat will not be allowed to purchase a second private property even if you choose to pay the 30% additional buyer stamp duties. HDB regulation mandates that Singapore PR will have to dispose of their HDB unit, within 6 months from the purchase of their private property.\n\nSingapore PR co-owning an EC with a Singapore citizen, will be eligible to decouple once the 5 year minimum occupancy period is fulfilled.\n\nLastly for Singapore permanent residents owning a private condominium or landed property, you will be eligible to decouple at any point in time.\n\n## Is is worthwhile for Singapore PR to decouple property ?\nIn this section, we will touch on the cost of decoupling for a Singapore permenant resident. At the same time, we will account for the additional cost that a Singapore PR needs to incur when decoupling when compared to a Singaporean.\n\nThe goal is to make a logical comparison to determine if decoupling still make sense for a Singaporean PR after accounting for the additional cost involved.\n\n### General cost elements incurred when decoupling\nAssuming both you and your spouse are Singapore PRs and your current property is valued at \\$1.5 mil. You co-owned the property with your spouse under a 50-50 joint ownership.\n\n| Cost of Decoupling for PR | Amount |\n|---|---|\n| “Buyer stamp duty on 50% share of \\$1.5mil property, \\$750,000” | 17,100 |\n| “Additonal buyer stamp duty 5% applicable to PR for purchase of first property” | 37,500 |\n| Legal Fee (average between \\$3500 to \\$7000) | 5,000 |\n| Seller stamp duties (not applicable if decoupling take place after 4 year of puchasing property) | NA |\n| Early loan redemption penalty (not applicable if existing mortgage is not within lock in period) | NA |\n| Miscellaneous eg. property valuation | 600 |\n| Total cost of decoupling | 60,200 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5089)\n\nFor greater details on the actual mechanics behind the [flow of funds and cost of decoupling](https:\/\/decouplingexpertise.sg\/decoupling-property-singapore\/) refer to the following article\n\n## Additional cost consideration for a household with 1 Singapore Permanent Resident and 1 Singapore citizen\nThings get interesting when your household is made up of 1 Singapore PR and 1 Singapore Citizen. There will be additional 5% ABSD to be incurred, due to the citizenship status of the Singaporean PR spouse.\n\nYou will then need to decide who becomes the “staying party”, the one that is going to buy over shares from the “leaving party”.\n\nIf the Singapore PR in the household becomes the staying party, you will be incurring a 5% ABSD over the valuation of your spouse, the leaving party’s share.\n\nOn the flip side if the Singapore PR becomes the leaving party and the Singapore citizen in the household becomes the staying party, and buys over share from the spouse with PR status.\n\nThere will not be any ABSD incurred during decoupling, but when the Singapore PR spouse goes out to purchase the 2nd property, you will be incurring a 5% ABSD on the purchase price or valuation of the 2nd property, whichever is higher.\n\n## Should a Singapore PR spouse be buying or selling shares when decoupling ?\nLet’s illustrate this with an example to get everyone on the same page.\n\nConsider the following\n\n- A household made up of a Singapore PR and Singapore citizen spouse\n- Currently owning a 1 mil private condo and is looking to decouple this property\n- Current property is jointly owned in a 50-50 split\n- Goal is to purchase a 2nd property that has a purchase price of 2 mil\n### When Singapore citizen becomes the “staying party” and Singapore PR becomes the “leaving party”.\nReferencing the table below, there will not be any ABSD incurred when decoupling as Singapore citizen spouse is buying over shares from SPR spouse. But SPR spouse will incur ABSD when purchasing the 2nd property.\n\n| Cost consideration – ABSD | Calculation | Amount |\n|---|---|---|\n| ABSD incurred when decoupling – 5% on 50% stake of property | 0 – As Singapore citizen spouse is the one buying over shares from PR spouse | 0 |\n| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property | 5% x 2mil | 100,000 |\n| Total ABSD Incurred | – | 100,000 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5090)\n\n### When Singapore citizen becomes the “leaving party” and Singapore PR becomes the “staying party”.\nOn the flip side if the Singapore PR spouse becomes the staying party, the household will incur a 5% ABSD during the decoupling process, but saves on ABSD when purchasing the 2nd property.\n\n| Cost consideration – ABSD | Calculation | Amount |\n|---|---|---|\n| ABSD incurred when decoupling – 5% on 50% stake of property | 5% x (50% of 1 mil) | 25,000 |\n| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property | 0 – As Singapore Citizen spouse purchases the 2nd property | 0 |\n| Total ABSD Incurred | – | 25,000 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5091)\n\nWhen should a SPR be the leaving party, purchasing the 2nd property and when should a SPR be the one owing the existing property ?\n\nFrom the illustrations above, it is clear that the property value of the existing property and 2nd property will be a factor to consider when deciding who should be the staying and leaving party, specifically in a household consisting of Singapore citizens and Singapore PR.\n\nFrom a cost savings perspective, it is often optimal to have the Singapore PR spouse purchasing the lower value property and the Singapore citizen spouse purchasing the higher value property.\n\nCost aside, it is also important to consider the income of each spouse in the household as it will determine whether the spouse should be supporting the property of higher or lower value.\n\nTo get help navigating these financial calculations, drop us a text and our analyst can assist you with it.\n\n## Will cost saving from ABSD on 2nd property supersedes that of ABSD incurred when decoupling ?\nGiven the goal is to assemble a two property portfolio, addressing the question above is much simpler for Singapore PR as compared to Singapore Citizen.\n\nThe main factor of consideration is whether the cost savings from avoiding ABSD on the second property is significantly greater than the cost incurred when decoupling.\n\nReferencing back to examples that we have used throughout this article.\n\nAssuming you are a household consisting of 2 Singapore PRs, and your current property is valued at 1.5 mil.\n\nReferring to the cost table in section “cost of decoupling”, you will be looking at a total cost of \\$60,200.\n\nAssuming you and your spouse are looking to purchase a second property that is valued 1.2 mil. Given that you do not decouple you will be looking at a 30% ABSD, with cost coming up to \\$360,000. With decoupling, you will only be looking at a 5% ABSD on the 2nd property, only incurring \\$60,000.\n\nThis sums up to a \\$300,000 cost saving in ABSD on the purchase of the 2nd property, if decoupling is adopted.\n\n| ABSD Incurred for Singapore PR | Cost |\n|---|---|\n| 2nd Property Purchase Price | 120,0000 |\n| Without Decoupling – 30% on purchase price or valuation of 2nd property | 360,000 |\n| After Decoupling – 5% on purchase price or valuation of 2nd property | 60,000 |\n\n[Edit Table](https:\/\/decouplingexpertise.sg\/wp-admin\/admin.php?page=ninja_tables#\/tables\/5092)\n\nFinally, rationalising this \\$300,000 cost saving from ABSD with the \\$60,200 cost incurred in the decoupling process, the cost savings would be significant enough to justify decoupling.\n\n### There are situations in which the cost of decoupling can exceed cost saving from ABSD.\nTo be objective, there are certain situations that cost of decoupling can become so significant that it does not make sense to decouple.\n\nThis is normally due to the incurrence of seller stamp duty and early loan redemption penalty.\n\nFor a detailed illustration of this situation refer to our complete [guide on decoupling](https:\/\/decouplingexpertise.sg\/decoupling-property-singapore\/).\n\n## Property type that a Singapore Permanent Resident can consider as second property\nWhen it comes to property restriction for the 2nd property, a Singapore PR is free to purchase any private condominium.\n\nThe only restriction that is applicable to a Singapore PR and not applicable to a Singapore citizen, is that Singapore PR will have to seek approval for SLA when looking to purchase landed property.\n\nThe usual restriction of not being able to purchase any BTO, EC or HDB flats as second property are applicable for both Singapore citizens and PRs.\n\nRefer to the following article for the [common property types investors would normally consider after decoupling](https:\/\/decouplingexpertise.sg\/5-best-property-type-to-consider-after-decoupling\/).\n\n## Calculating the cost of decoupling\nHaving established a understanding of what it take for a PR to decouple your property, the natural next steps would be to make some preliminary calculation on how much funds you need to decouple and how much proceeds you will receive after decoupling.\n\nHead over to the [decoupling calculator](https:\/\/decouplingexpertise.sg\/decoupling-calculator\/) to get your financials calculated.\n\n## Case Studies relevant to Singapore PR decoupling property\n- [How Singapore citizen and PR couple can avoid ABSD when buying a second property in Singapore ?](https:\/\/decouplingexpertise.sg\/how-singapore-citizen-and-pr-couple-can-structure-property-ownership-to-avoid-absd-when-buying-a-second-property-in-singapore\/)\n## FAQ\n### Can PR buy a second property in Singapore ?\nIn short, Yes, a Singapore PR can purchase a second property in Singapore. But you will have to incur an additional buyer stamp duty of 30% on the purchase price or valuation of the property whichever is higher. But Singapore PR currently owning HDB flats are not allowed to own a second property, you will need to dispose of the current HDB flat within 6 months, after purchasing a second private property.\n\n### Can Singapore PR use CPF to buy a condo ?\nIn summary, yes, a Singapore PR can use CPF to buy a condo. The amount of CPF that can used depends on the loan to valuation ratio that you are eligible for. For your first property, you will be entitled to a full 75% LTV ratio, meaning you can fund the property purchase with loan up to 75% of the property value. The remaining 25% can be funded by a combination of cash and CPF after satisfying the minimum 5% cash down payment requirement.\n\n### Can Singapore PR own HDB and Condo at the same time ?\nNo, Singapore PR will not be allowed to own HDB flat and condo at the same time. He or she would have to dispose of your HDB flat 6 months from the purchase of your private condo.\n\n*Legal Disclaimer : Please do not take this as legal advice, refer to a [qualified legal counsel specialising in decoupling](https:\/\/decouplingexpertise.sg\/best-property-lawyers-for-decoupling-property-in-singapore\/) for a formal review of your plans based on your specific circumstances.*","meta_canonical":null}

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Boilerpipe Text	Introduction Every year there are only 30,000 Singapore Permanent Resident citizenship being issued. Coupled with the difficult qualification criteria set by the Singapore government, it has become a tall task for foreigners looking to establish their homes in Singapore. The fact that you landed on this article, we reckon that you have been a Singapore PR for some time and you are ready to explore the opportunities of going beyond owning a property for your own stay, and take the next step towards owning your second investment property. Does property decoupling work for Singapore Permanent Residents ? This article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling and is wondering if it makes financial sense to do so ? We will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen. For a deeper understanding of the different components that makes up the decoupling process, do check out the complete guide to decoupling . Recap on how decoupling works The decoupling process is largely similar for both Singapore PR and Singapore citizens. It will involve a process that mimics an actual buy and sell transaction between you and your spouse. There will be a “staying” party and a “leaving” party, the staying party will be buying over the leaving party’s share in the current property. This is facilitated by two independent law firms , each representing you and your spouse. The decoupling process will be made official by the signing of a sale and purchase agreement. The key differences in decoupling for Singapore Permanent Residents versus Singapore Citizen While the decoupling process remains similar for Singapore PR, the key difference lies in two areas, 1) the cost of decoupling, 2) the cost saving from ABSD. Singapore PR would be required to pay an additional buyer stamp duty when decoupling. Assuming both you and your spouse are Singapore PR, when you are looking to buy over your spouse share, you will be required to pay an ABSD of 5% over the value of your spouse share. This is applicable as all Singapore PR will be levied a 5% ABSD even on their first property purchase. We will further illustrate the impact in later sections in which we will dive in details on the cost of decoupling for Singapore permanent residents. Greater cost savings on ABSD for Singapore PR when purchasing second property Without decoupling, a Singapore PR will be required to pay a ABSD of 30% on the purchase price or valuation of the 2nd property, whichever is higher. Assuming the 2nd property is priced at $1.4 mil, as a Singapore PR you will be looking to incur a ABSD of $420,000. While a Singapore citizen is required to pay 20% ABSD on the purchase price or valuation of the 2nd property. Using the same example, if a Singapore citizen was to purchase the $1.4mil property, he will be looking to incur a ABSD of only $280,000. Hence, the cost saving from avoiding ABSD would be more significant for a Singapore PR than a Singapore Citizen. Singapore Permanent Resident that are eligible for property decoupling Before we move further to discuss the cost of decoupling, let’s first establish when you are eligible for decoupling. Singapore PR currently owning a HDB flat will not be eligible for decoupling, this is also applicable for Singapore citizens. In 2016, HDB tightened its share transfer policy to only allow share transfers between joint owners under 6 specific situations such as divorce, marriage or demise. Singapore PR owning a HDB flat can check out the following article for HDB decoupling . To take things one notch further, Singapore PR currently owning a HDB flat will not be allowed to purchase a second private property even if you choose to pay the 30% additional buyer stamp duties. HDB regulation mandates that Singapore PR will have to dispose of their HDB unit, within 6 months from the purchase of their private property. Singapore PR co-owning an EC with a Singapore citizen, will be eligible to decouple once the 5 year minimum occupancy period is fulfilled. Lastly for Singapore permanent residents owning a private condominium or landed property, you will be eligible to decouple at any point in time. Is is worthwhile for Singapore PR to decouple property ? In this section, we will touch on the cost of decoupling for a Singapore permenant resident. At the same time, we will account for the additional cost that a Singapore PR needs to incur when decoupling when compared to a Singaporean. The goal is to make a logical comparison to determine if decoupling still make sense for a Singaporean PR after accounting for the additional cost involved. General cost elements incurred when decoupling Assuming both you and your spouse are Singapore PRs and your current property is valued at $1.5 mil. You co-owned the property with your spouse under a 50-50 joint ownership. Cost of Decoupling for PR Amount “Buyer stamp duty on 50% share of $1.5mil property, $750,000” 17,100 “Additonal buyer stamp duty 5% applicable to PR for purchase of first property” 37,500 Legal Fee (average between $3500 to $7000) 5,000 Seller stamp duties (not applicable if decoupling take place after 4 year of puchasing property) NA Early loan redemption penalty (not applicable if existing mortgage is not within lock in period) NA Miscellaneous eg. property valuation 600 Total cost of decoupling 60,200 Edit Table For greater details on the actual mechanics behind the flow of funds and cost of decoupling refer to the following article Additional cost consideration for a household with 1 Singapore Permanent Resident and 1 Singapore citizen Things get interesting when your household is made up of 1 Singapore PR and 1 Singapore Citizen. There will be additional 5% ABSD to be incurred, due to the citizenship status of the Singaporean PR spouse. You will then need to decide who becomes the “staying party”, the one that is going to buy over shares from the “leaving party”. If the Singapore PR in the household becomes the staying party, you will be incurring a 5% ABSD over the valuation of your spouse, the leaving party’s share. On the flip side if the Singapore PR becomes the leaving party and the Singapore citizen in the household becomes the staying party, and buys over share from the spouse with PR status. There will not be any ABSD incurred during decoupling, but when the Singapore PR spouse goes out to purchase the 2nd property, you will be incurring a 5% ABSD on the purchase price or valuation of the 2nd property, whichever is higher. Should a Singapore PR spouse be buying or selling shares when decoupling ? Let’s illustrate this with an example to get everyone on the same page. Consider the following A household made up of a Singapore PR and Singapore citizen spouse Currently owning a 1 mil private condo and is looking to decouple this property Current property is jointly owned in a 50-50 split Goal is to purchase a 2nd property that has a purchase price of 2 mil When Singapore citizen becomes the “staying party” and Singapore PR becomes the “leaving party”. Referencing the table below, there will not be any ABSD incurred when decoupling as Singapore citizen spouse is buying over shares from SPR spouse. But SPR spouse will incur ABSD when purchasing the 2nd property. Cost consideration – ABSD Calculation Amount ABSD incurred when decoupling – 5% on 50% stake of property 0 – As Singapore citizen spouse is the one buying over shares from PR spouse 0 ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property 5% x 2mil 100,000 Total ABSD Incurred – 100,000 Edit Table When Singapore citizen becomes the “leaving party” and Singapore PR becomes the “staying party”. On the flip side if the Singapore PR spouse becomes the staying party, the household will incur a 5% ABSD during the decoupling process, but saves on ABSD when purchasing the 2nd property. Cost consideration – ABSD Calculation Amount ABSD incurred when decoupling – 5% on 50% stake of property 5% x (50% of 1 mil) 25,000 ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property 0 – As Singapore Citizen spouse purchases the 2nd property 0 Total ABSD Incurred – 25,000 Edit Table When should a SPR be the leaving party, purchasing the 2nd property and when should a SPR be the one owing the existing property ? From the illustrations above, it is clear that the property value of the existing property and 2nd property will be a factor to consider when deciding who should be the staying and leaving party, specifically in a household consisting of Singapore citizens and Singapore PR. From a cost savings perspective, it is often optimal to have the Singapore PR spouse purchasing the lower value property and the Singapore citizen spouse purchasing the higher value property. Cost aside, it is also important to consider the income of each spouse in the household as it will determine whether the spouse should be supporting the property of higher or lower value. To get help navigating these financial calculations, drop us a text and our analyst can assist you with it. Will cost saving from ABSD on 2nd property supersedes that of ABSD incurred when decoupling ? Given the goal is to assemble a two property portfolio, addressing the question above is much simpler for Singapore PR as compared to Singapore Citizen. The main factor of consideration is whether the cost savings from avoiding ABSD on the second property is significantly greater than the cost incurred when decoupling. Referencing back to examples that we have used throughout this article. Assuming you are a household consisting of 2 Singapore PRs, and your current property is valued at 1.5 mil. Referring to the cost table in section “cost of decoupling”, you will be looking at a total cost of $60,200. Assuming you and your spouse are looking to purchase a second property that is valued 1.2 mil. Given that you do not decouple you will be looking at a 30% ABSD, with cost coming up to $360,000. With decoupling, you will only be looking at a 5% ABSD on the 2nd property, only incurring $60,000. This sums up to a $300,000 cost saving in ABSD on the purchase of the 2nd property, if decoupling is adopted. ABSD Incurred for Singapore PR Cost 2nd Property Purchase Price 120,0000 Without Decoupling – 30% on purchase price or valuation of 2nd property 360,000 After Decoupling – 5% on purchase price or valuation of 2nd property 60,000 Edit Table Finally, rationalising this $300,000 cost saving from ABSD with the $60,200 cost incurred in the decoupling process, the cost savings would be significant enough to justify decoupling. There are situations in which the cost of decoupling can exceed cost saving from ABSD. To be objective, there are certain situations that cost of decoupling can become so significant that it does not make sense to decouple. This is normally due to the incurrence of seller stamp duty and early loan redemption penalty. For a detailed illustration of this situation refer to our complete guide on decoupling . Property type that a Singapore Permanent Resident can consider as second property When it comes to property restriction for the 2nd property, a Singapore PR is free to purchase any private condominium. The only restriction that is applicable to a Singapore PR and not applicable to a Singapore citizen, is that Singapore PR will have to seek approval for SLA when looking to purchase landed property. The usual restriction of not being able to purchase any BTO, EC or HDB flats as second property are applicable for both Singapore citizens and PRs. Refer to the following article for the common property types investors would normally consider after decoupling . Calculating the cost of decoupling Having established a understanding of what it take for a PR to decouple your property, the natural next steps would be to make some preliminary calculation on how much funds you need to decouple and how much proceeds you will receive after decoupling. Head over to the decoupling calculator to get your financials calculated. Case Studies relevant to Singapore PR decoupling property How Singapore citizen and PR couple can avoid ABSD when buying a second property in Singapore ? FAQ Can PR buy a second property in Singapore ? In short, Yes, a Singapore PR can purchase a second property in Singapore. But you will have to incur an additional buyer stamp duty of 30% on the purchase price or valuation of the property whichever is higher. But Singapore PR currently owning HDB flats are not allowed to own a second property, you will need to dispose of the current HDB flat within 6 months, after purchasing a second private property. Can Singapore PR use CPF to buy a condo ? In summary, yes, a Singapore PR can use CPF to buy a condo. The amount of CPF that can used depends on the loan to valuation ratio that you are eligible for. For your first property, you will be entitled to a full 75% LTV ratio, meaning you can fund the property purchase with loan up to 75% of the property value. The remaining 25% can be funded by a combination of cash and CPF after satisfying the minimum 5% cash down payment requirement. Can Singapore PR own HDB and Condo at the same time ? No, Singapore PR will not be allowed to own HDB flat and condo at the same time. He or she would have to dispose of your HDB flat 6 months from the purchase of your private condo. Legal Disclaimer : Please do not take this as legal advice, refer to a qualified legal counsel specialising in decoupling for a formal review of your plans based on your specific circumstances.
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[Singles Investment Property](https://decouplingexpertise.sg/singles-investment-property/) - [New Launch Condo Research](https://decouplingexpertise.sg/insights-new-launch-condo-research/) - [Resale Condo Research](https://decouplingexpertise.sg/insights-resale-condo-research/) - [Case Studies](https://decouplingexpertise.sg/insights-case-studies/) - [Tools](https://decouplingexpertise.sg/insights-tools/) - [Contact](https://decouplingexpertise.sg/contact/) - [Consultation](https://decouplingexpertise.sg/decoupling-property-for-singapore-permanent-resident/) - [Consultation Decoupling Property](https://decouplingexpertise.sg/consultation-decoupling-property/) - [New Launch Condo Research](https://decouplingexpertise.sg/consulting-new-launch-condo-research/) # Should Singapore PR decouple property despite 5% ABSD ? - 2 August 2025 - Decoupling property ![Decoupling Property for Singapore Permanent Resident](https://decouplingexpertise.sg/wp-content/uploads/2024/01/portrait-beautiful-young-asian-woman-sit-sofa-relax-living-room-area-scaled.jpg) #### Table of Contents ## Introduction Every year there are only 30,000 Singapore Permanent Resident citizenship being issued. Coupled with the difficult qualification criteria set by the Singapore government, it has become a tall task for foreigners looking to establish their homes in Singapore. The fact that you landed on this article, we reckon that you have been a Singapore PR for some time and you are ready to explore the opportunities of going beyond owning a property for your own stay, and take the next step towards owning your second investment property. ## Does property decoupling work for Singapore Permanent Residents ? This article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling and is wondering if it makes financial sense to do so ? We will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen. For a deeper understanding of the different components that makes up the decoupling process, do check out the [complete guide to decoupling](https://decouplingexpertise.sg/decoupling-property-singapore/). ## Recap on how decoupling works The decoupling process is largely similar for both Singapore PR and Singapore citizens. It will involve a process that mimics an actual buy and sell transaction between you and your spouse. There will be a “staying” party and a “leaving” party, the staying party will be buying over the leaving party’s share in the current property. This is facilitated by [two independent law firms](https://decouplingexpertise.sg/decoupling-lawyer-fees-should-you-choose-the-cheapest/), each representing you and your spouse. The decoupling process will be made official by the signing of a sale and purchase agreement. ## The key differences in decoupling for Singapore Permanent Residents versus Singapore Citizen While the decoupling process remains similar for Singapore PR, the key difference lies in two areas, 1) the cost of decoupling, 2) the cost saving from ABSD. ## Singapore PR would be required to pay an additional buyer stamp duty when decoupling. Assuming both you and your spouse are Singapore PR, when you are looking to buy over your spouse share, you will be required to pay an ABSD of 5% over the value of your spouse share. This is applicable as all Singapore PR will be levied a 5% ABSD even on their first property purchase. We will further illustrate the impact in later sections in which we will dive in details on the cost of decoupling for Singapore permanent residents. ## Greater cost savings on ABSD for Singapore PR when purchasing second property Without decoupling, a Singapore PR will be required to pay a ABSD of 30% on the purchase price or valuation of the 2nd property, whichever is higher. Assuming the 2nd property is priced at \$1.4 mil, as a Singapore PR you will be looking to incur a ABSD of \$420,000. While a Singapore citizen is required to pay 20% ABSD on the purchase price or valuation of the 2nd property. Using the same example, if a Singapore citizen was to purchase the \$1.4mil property, he will be looking to incur a ABSD of only \$280,000. Hence, the cost saving from avoiding ABSD would be more significant for a Singapore PR than a Singapore Citizen. ## Singapore Permanent Resident that are eligible for property decoupling Before we move further to discuss the cost of decoupling, let’s first establish when you are eligible for decoupling. Singapore PR currently owning a [HDB flat](https://www.hdb.gov.sg/residential/living-in-an-hdb-flat/changing-owners-occupiers/change-in-ownership/change-in-flat-ownership) will not be eligible for decoupling, this is also applicable for Singapore citizens. In 2016, HDB tightened its share transfer policy to only allow share transfers between joint owners under 6 specific situations such as divorce, marriage or demise. [Singapore PR owning a HDB flat](https://decouplingexpertise.sg/ultimate-guide-to-pr-buying-and-investing-in-property-in-singapore//) can check out the following article for [HDB decoupling](https://decouplingexpertise.sg/hdb-decoupling-and-alternative-options/). To take things one notch further, Singapore PR currently owning a HDB flat will not be allowed to purchase a second private property even if you choose to pay the 30% additional buyer stamp duties. HDB regulation mandates that Singapore PR will have to dispose of their HDB unit, within 6 months from the purchase of their private property. Singapore PR co-owning an EC with a Singapore citizen, will be eligible to decouple once the 5 year minimum occupancy period is fulfilled. Lastly for Singapore permanent residents owning a private condominium or landed property, you will be eligible to decouple at any point in time. ## Is is worthwhile for Singapore PR to decouple property ? In this section, we will touch on the cost of decoupling for a Singapore permenant resident. At the same time, we will account for the additional cost that a Singapore PR needs to incur when decoupling when compared to a Singaporean. The goal is to make a logical comparison to determine if decoupling still make sense for a Singaporean PR after accounting for the additional cost involved. ### General cost elements incurred when decoupling Assuming both you and your spouse are Singapore PRs and your current property is valued at \$1.5 mil. You co-owned the property with your spouse under a 50-50 joint ownership. \| Cost of Decoupling for PR \| Amount \| \|---\|---\| \| “Buyer stamp duty on 50% share of \$1.5mil property, \$750,000” \| 17,100 \| \| “Additonal buyer stamp duty 5% applicable to PR for purchase of first property” \| 37,500 \| \| Legal Fee (average between \$3500 to \$7000) \| 5,000 \| \| Seller stamp duties (not applicable if decoupling take place after 4 year of puchasing property) \| NA \| \| Early loan redemption penalty (not applicable if existing mortgage is not within lock in period) \| NA \| \| Miscellaneous eg. property valuation \| 600 \| \| Total cost of decoupling \| 60,200 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5089) For greater details on the actual mechanics behind the [flow of funds and cost of decoupling](https://decouplingexpertise.sg/decoupling-property-singapore/) refer to the following article ## Additional cost consideration for a household with 1 Singapore Permanent Resident and 1 Singapore citizen Things get interesting when your household is made up of 1 Singapore PR and 1 Singapore Citizen. There will be additional 5% ABSD to be incurred, due to the citizenship status of the Singaporean PR spouse. You will then need to decide who becomes the “staying party”, the one that is going to buy over shares from the “leaving party”. If the Singapore PR in the household becomes the staying party, you will be incurring a 5% ABSD over the valuation of your spouse, the leaving party’s share. On the flip side if the Singapore PR becomes the leaving party and the Singapore citizen in the household becomes the staying party, and buys over share from the spouse with PR status. There will not be any ABSD incurred during decoupling, but when the Singapore PR spouse goes out to purchase the 2nd property, you will be incurring a 5% ABSD on the purchase price or valuation of the 2nd property, whichever is higher. ## Should a Singapore PR spouse be buying or selling shares when decoupling ? Let’s illustrate this with an example to get everyone on the same page. Consider the following - A household made up of a Singapore PR and Singapore citizen spouse - Currently owning a 1 mil private condo and is looking to decouple this property - Current property is jointly owned in a 50-50 split - Goal is to purchase a 2nd property that has a purchase price of 2 mil ### When Singapore citizen becomes the “staying party” and Singapore PR becomes the “leaving party”. Referencing the table below, there will not be any ABSD incurred when decoupling as Singapore citizen spouse is buying over shares from SPR spouse. But SPR spouse will incur ABSD when purchasing the 2nd property. \| Cost consideration – ABSD \| Calculation \| Amount \| \|---\|---\|---\| \| ABSD incurred when decoupling – 5% on 50% stake of property \| 0 – As Singapore citizen spouse is the one buying over shares from PR spouse \| 0 \| \| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property \| 5% x 2mil \| 100,000 \| \| Total ABSD Incurred \| – \| 100,000 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5090) ### When Singapore citizen becomes the “leaving party” and Singapore PR becomes the “staying party”. On the flip side if the Singapore PR spouse becomes the staying party, the household will incur a 5% ABSD during the decoupling process, but saves on ABSD when purchasing the 2nd property. \| Cost consideration – ABSD \| Calculation \| Amount \| \|---\|---\|---\| \| ABSD incurred when decoupling – 5% on 50% stake of property \| 5% x (50% of 1 mil) \| 25,000 \| \| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property \| 0 – As Singapore Citizen spouse purchases the 2nd property \| 0 \| \| Total ABSD Incurred \| – \| 25,000 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5091) When should a SPR be the leaving party, purchasing the 2nd property and when should a SPR be the one owing the existing property ? From the illustrations above, it is clear that the property value of the existing property and 2nd property will be a factor to consider when deciding who should be the staying and leaving party, specifically in a household consisting of Singapore citizens and Singapore PR. From a cost savings perspective, it is often optimal to have the Singapore PR spouse purchasing the lower value property and the Singapore citizen spouse purchasing the higher value property. Cost aside, it is also important to consider the income of each spouse in the household as it will determine whether the spouse should be supporting the property of higher or lower value. To get help navigating these financial calculations, drop us a text and our analyst can assist you with it. ## Will cost saving from ABSD on 2nd property supersedes that of ABSD incurred when decoupling ? Given the goal is to assemble a two property portfolio, addressing the question above is much simpler for Singapore PR as compared to Singapore Citizen. The main factor of consideration is whether the cost savings from avoiding ABSD on the second property is significantly greater than the cost incurred when decoupling. Referencing back to examples that we have used throughout this article. Assuming you are a household consisting of 2 Singapore PRs, and your current property is valued at 1.5 mil. Referring to the cost table in section “cost of decoupling”, you will be looking at a total cost of \$60,200. Assuming you and your spouse are looking to purchase a second property that is valued 1.2 mil. Given that you do not decouple you will be looking at a 30% ABSD, with cost coming up to \$360,000. With decoupling, you will only be looking at a 5% ABSD on the 2nd property, only incurring \$60,000. This sums up to a \$300,000 cost saving in ABSD on the purchase of the 2nd property, if decoupling is adopted. \| ABSD Incurred for Singapore PR \| Cost \| \|---\|---\| \| 2nd Property Purchase Price \| 120,0000 \| \| Without Decoupling – 30% on purchase price or valuation of 2nd property \| 360,000 \| \| After Decoupling – 5% on purchase price or valuation of 2nd property \| 60,000 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5092) Finally, rationalising this \$300,000 cost saving from ABSD with the \$60,200 cost incurred in the decoupling process, the cost savings would be significant enough to justify decoupling. ### There are situations in which the cost of decoupling can exceed cost saving from ABSD. To be objective, there are certain situations that cost of decoupling can become so significant that it does not make sense to decouple. This is normally due to the incurrence of seller stamp duty and early loan redemption penalty. For a detailed illustration of this situation refer to our complete [guide on decoupling](https://decouplingexpertise.sg/decoupling-property-singapore/). ## Property type that a Singapore Permanent Resident can consider as second property When it comes to property restriction for the 2nd property, a Singapore PR is free to purchase any private condominium. The only restriction that is applicable to a Singapore PR and not applicable to a Singapore citizen, is that Singapore PR will have to seek approval for SLA when looking to purchase landed property. The usual restriction of not being able to purchase any BTO, EC or HDB flats as second property are applicable for both Singapore citizens and PRs. Refer to the following article for the [common property types investors would normally consider after decoupling](https://decouplingexpertise.sg/5-best-property-type-to-consider-after-decoupling/). ## Calculating the cost of decoupling Having established a understanding of what it take for a PR to decouple your property, the natural next steps would be to make some preliminary calculation on how much funds you need to decouple and how much proceeds you will receive after decoupling. Head over to the [decoupling calculator](https://decouplingexpertise.sg/decoupling-calculator/) to get your financials calculated. ## Case Studies relevant to Singapore PR decoupling property - [How Singapore citizen and PR couple can avoid ABSD when buying a second property in Singapore ?](https://decouplingexpertise.sg/how-singapore-citizen-and-pr-couple-can-structure-property-ownership-to-avoid-absd-when-buying-a-second-property-in-singapore/) ## FAQ ### Can PR buy a second property in Singapore ? In short, Yes, a Singapore PR can purchase a second property in Singapore. But you will have to incur an additional buyer stamp duty of 30% on the purchase price or valuation of the property whichever is higher. But Singapore PR currently owning HDB flats are not allowed to own a second property, you will need to dispose of the current HDB flat within 6 months, after purchasing a second private property. ### Can Singapore PR use CPF to buy a condo ? In summary, yes, a Singapore PR can use CPF to buy a condo. The amount of CPF that can used depends on the loan to valuation ratio that you are eligible for. For your first property, you will be entitled to a full 75% LTV ratio, meaning you can fund the property purchase with loan up to 75% of the property value. The remaining 25% can be funded by a combination of cash and CPF after satisfying the minimum 5% cash down payment requirement. ### Can Singapore PR own HDB and Condo at the same time ? No, Singapore PR will not be allowed to own HDB flat and condo at the same time. He or she would have to dispose of your HDB flat 6 months from the purchase of your private condo. Legal Disclaimer : Please do not take this as legal advice, refer to a [qualified legal counsel specialising in decoupling](https://decouplingexpertise.sg/best-property-lawyers-for-decoupling-property-in-singapore/) for a formal review of your plans based on your specific circumstances. ## Author - ![](https://decouplingexpertise.sg/wp-content/uploads/2023/08/Profile-Picture-Square.jpg) #### [Jue Wen](https://decouplingexpertise.sg/author/jue-wen/ "Jue Wen") Jue Wen is a seasoned real estate researcher and strategist, with over 135 in-depth articles published on decoupling strategies and investment property planning in Singapore. His insights are backed by hands-on experience—applying these very frameworks to grow and optimise his personal property portfolio. Recognised for his methodical and data-driven approach, Jue Wen’s work serves as a trusted guide for homeowners looking to legally and strategically acquire a second property without incurring Additional Buyer’s Stamp Duty (ABSD). His mission is to equip property owners with actionable frameworks to build sustainable long-term wealth through real estate. ### Looking to purchase your second property? Just fulfilled your MOP status for your executive or BTO or Looking to decouple from your current condomium? Or simply looking to purchase your 2nd investment property? Having assisted over 50 clients on their journey towards purchasing their second property, we have got the expertise to help you avoid unnecessary ABSD, optimise legal cost and clarify your doubts. Drop us quick Whatsapp message for non obligator questions and answers. [PrevPrevious PostDecoupling Case Study – How a couple cautiously upgraded from a humble HDB into 2 private condo in less than 5 years, via decoupling 99-1](https://decouplingexpertise.sg/decoupling-case-study-how-a-couple-cautiously-upgraded-from-a-humble-hdb-into-2-private-condo-in-less-than-5-years-via-decoupling-99-1/) [Next PostIs decoupling legal in Singapore ? – Expert Opinion \[Updated with Latest Court Cases\]Next](https://decouplingexpertise.sg/is-decoupling-property-legal-in-singapore/) - Recent Posts ### [Lentor Gardens Residences Review – Oversupply But Still Investable?](https://decouplingexpertise.sg/lentor-gardens-residences-review-oversupply-but-still-investable/) ### [Dunearn House New Launch Condo Review – Dunearn Road GLS, Turf City](https://decouplingexpertise.sg/dunearn-house-new-launch-condo-review-dunearn-road-gls-turf-city/) ### [Progressive Payment Calculator – For New Launch Condo Singapore](https://decouplingexpertise.sg/progressive-payment-calculator-for-new-launch-condo-singapore/) ### [How to Make the Most Money When Buying Your First Private Condo](https://decouplingexpertise.sg/how-to-make-the-most-money-when-buying-your-first-private-condo/) ### [Pinery Residences vs Parktown Residences – Can Pinery Win?](https://decouplingexpertise.sg/pinery-residences-vs-parktown-residences-can-pinery-win/) ### [Can I secure a new launch condo first before decoupling my current property?](https://decouplingexpertise.sg/can-i-secure-a-new-launch-condo-first-before-decoupling-my-current-property/) Everyone’s home journey is different. 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He specialises in helping client achieve the best approach towards acquiring their ideal investment properties while minimising ABSD.
Readable Markdown	## Introduction Every year there are only 30,000 Singapore Permanent Resident citizenship being issued. Coupled with the difficult qualification criteria set by the Singapore government, it has become a tall task for foreigners looking to establish their homes in Singapore. The fact that you landed on this article, we reckon that you have been a Singapore PR for some time and you are ready to explore the opportunities of going beyond owning a property for your own stay, and take the next step towards owning your second investment property. ## Does property decoupling work for Singapore Permanent Residents ? This article is written specifically for Singapore Permanent Residents looking to own their second property by decoupling and is wondering if it makes financial sense to do so ? We will be specifically highlighting some of the key differences that a Singapore PR will encounter in their decoupling journey as compared to that of a Singapore Citizen. For a deeper understanding of the different components that makes up the decoupling process, do check out the [complete guide to decoupling](https://decouplingexpertise.sg/decoupling-property-singapore/). ## Recap on how decoupling works The decoupling process is largely similar for both Singapore PR and Singapore citizens. It will involve a process that mimics an actual buy and sell transaction between you and your spouse. There will be a “staying” party and a “leaving” party, the staying party will be buying over the leaving party’s share in the current property. This is facilitated by [two independent law firms](https://decouplingexpertise.sg/decoupling-lawyer-fees-should-you-choose-the-cheapest/), each representing you and your spouse. The decoupling process will be made official by the signing of a sale and purchase agreement. ## The key differences in decoupling for Singapore Permanent Residents versus Singapore Citizen While the decoupling process remains similar for Singapore PR, the key difference lies in two areas, 1) the cost of decoupling, 2) the cost saving from ABSD. ## Singapore PR would be required to pay an additional buyer stamp duty when decoupling. Assuming both you and your spouse are Singapore PR, when you are looking to buy over your spouse share, you will be required to pay an ABSD of 5% over the value of your spouse share. This is applicable as all Singapore PR will be levied a 5% ABSD even on their first property purchase. We will further illustrate the impact in later sections in which we will dive in details on the cost of decoupling for Singapore permanent residents. ## Greater cost savings on ABSD for Singapore PR when purchasing second property Without decoupling, a Singapore PR will be required to pay a ABSD of 30% on the purchase price or valuation of the 2nd property, whichever is higher. Assuming the 2nd property is priced at \$1.4 mil, as a Singapore PR you will be looking to incur a ABSD of \$420,000. While a Singapore citizen is required to pay 20% ABSD on the purchase price or valuation of the 2nd property. Using the same example, if a Singapore citizen was to purchase the \$1.4mil property, he will be looking to incur a ABSD of only \$280,000. Hence, the cost saving from avoiding ABSD would be more significant for a Singapore PR than a Singapore Citizen. ## Singapore Permanent Resident that are eligible for property decoupling Before we move further to discuss the cost of decoupling, let’s first establish when you are eligible for decoupling. Singapore PR currently owning a [HDB flat](https://www.hdb.gov.sg/residential/living-in-an-hdb-flat/changing-owners-occupiers/change-in-ownership/change-in-flat-ownership) will not be eligible for decoupling, this is also applicable for Singapore citizens. In 2016, HDB tightened its share transfer policy to only allow share transfers between joint owners under 6 specific situations such as divorce, marriage or demise. [Singapore PR owning a HDB flat](https://decouplingexpertise.sg/ultimate-guide-to-pr-buying-and-investing-in-property-in-singapore//) can check out the following article for [HDB decoupling](https://decouplingexpertise.sg/hdb-decoupling-and-alternative-options/). To take things one notch further, Singapore PR currently owning a HDB flat will not be allowed to purchase a second private property even if you choose to pay the 30% additional buyer stamp duties. HDB regulation mandates that Singapore PR will have to dispose of their HDB unit, within 6 months from the purchase of their private property. Singapore PR co-owning an EC with a Singapore citizen, will be eligible to decouple once the 5 year minimum occupancy period is fulfilled. Lastly for Singapore permanent residents owning a private condominium or landed property, you will be eligible to decouple at any point in time. ## Is is worthwhile for Singapore PR to decouple property ? In this section, we will touch on the cost of decoupling for a Singapore permenant resident. At the same time, we will account for the additional cost that a Singapore PR needs to incur when decoupling when compared to a Singaporean. The goal is to make a logical comparison to determine if decoupling still make sense for a Singaporean PR after accounting for the additional cost involved. ### General cost elements incurred when decoupling Assuming both you and your spouse are Singapore PRs and your current property is valued at \$1.5 mil. You co-owned the property with your spouse under a 50-50 joint ownership. \| Cost of Decoupling for PR \| Amount \| \|---\|---\| \| “Buyer stamp duty on 50% share of \$1.5mil property, \$750,000” \| 17,100 \| \| “Additonal buyer stamp duty 5% applicable to PR for purchase of first property” \| 37,500 \| \| Legal Fee (average between \$3500 to \$7000) \| 5,000 \| \| Seller stamp duties (not applicable if decoupling take place after 4 year of puchasing property) \| NA \| \| Early loan redemption penalty (not applicable if existing mortgage is not within lock in period) \| NA \| \| Miscellaneous eg. property valuation \| 600 \| \| Total cost of decoupling \| 60,200 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5089) For greater details on the actual mechanics behind the [flow of funds and cost of decoupling](https://decouplingexpertise.sg/decoupling-property-singapore/) refer to the following article ## Additional cost consideration for a household with 1 Singapore Permanent Resident and 1 Singapore citizen Things get interesting when your household is made up of 1 Singapore PR and 1 Singapore Citizen. There will be additional 5% ABSD to be incurred, due to the citizenship status of the Singaporean PR spouse. You will then need to decide who becomes the “staying party”, the one that is going to buy over shares from the “leaving party”. If the Singapore PR in the household becomes the staying party, you will be incurring a 5% ABSD over the valuation of your spouse, the leaving party’s share. On the flip side if the Singapore PR becomes the leaving party and the Singapore citizen in the household becomes the staying party, and buys over share from the spouse with PR status. There will not be any ABSD incurred during decoupling, but when the Singapore PR spouse goes out to purchase the 2nd property, you will be incurring a 5% ABSD on the purchase price or valuation of the 2nd property, whichever is higher. ## Should a Singapore PR spouse be buying or selling shares when decoupling ? Let’s illustrate this with an example to get everyone on the same page. Consider the following - A household made up of a Singapore PR and Singapore citizen spouse - Currently owning a 1 mil private condo and is looking to decouple this property - Current property is jointly owned in a 50-50 split - Goal is to purchase a 2nd property that has a purchase price of 2 mil ### When Singapore citizen becomes the “staying party” and Singapore PR becomes the “leaving party”. Referencing the table below, there will not be any ABSD incurred when decoupling as Singapore citizen spouse is buying over shares from SPR spouse. But SPR spouse will incur ABSD when purchasing the 2nd property. \| Cost consideration – ABSD \| Calculation \| Amount \| \|---\|---\|---\| \| ABSD incurred when decoupling – 5% on 50% stake of property \| 0 – As Singapore citizen spouse is the one buying over shares from PR spouse \| 0 \| \| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property \| 5% x 2mil \| 100,000 \| \| Total ABSD Incurred \| – \| 100,000 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5090) ### When Singapore citizen becomes the “leaving party” and Singapore PR becomes the “staying party”. On the flip side if the Singapore PR spouse becomes the staying party, the household will incur a 5% ABSD during the decoupling process, but saves on ABSD when purchasing the 2nd property. \| Cost consideration – ABSD \| Calculation \| Amount \| \|---\|---\|---\| \| ABSD incurred when decoupling – 5% on 50% stake of property \| 5% x (50% of 1 mil) \| 25,000 \| \| ABSD incurred when purchasing 2nd property – 5% on the purchase price of the 2nd property \| 0 – As Singapore Citizen spouse purchases the 2nd property \| 0 \| \| Total ABSD Incurred \| – \| 25,000 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5091) When should a SPR be the leaving party, purchasing the 2nd property and when should a SPR be the one owing the existing property ? From the illustrations above, it is clear that the property value of the existing property and 2nd property will be a factor to consider when deciding who should be the staying and leaving party, specifically in a household consisting of Singapore citizens and Singapore PR. From a cost savings perspective, it is often optimal to have the Singapore PR spouse purchasing the lower value property and the Singapore citizen spouse purchasing the higher value property. Cost aside, it is also important to consider the income of each spouse in the household as it will determine whether the spouse should be supporting the property of higher or lower value. To get help navigating these financial calculations, drop us a text and our analyst can assist you with it. ## Will cost saving from ABSD on 2nd property supersedes that of ABSD incurred when decoupling ? Given the goal is to assemble a two property portfolio, addressing the question above is much simpler for Singapore PR as compared to Singapore Citizen. The main factor of consideration is whether the cost savings from avoiding ABSD on the second property is significantly greater than the cost incurred when decoupling. Referencing back to examples that we have used throughout this article. Assuming you are a household consisting of 2 Singapore PRs, and your current property is valued at 1.5 mil. Referring to the cost table in section “cost of decoupling”, you will be looking at a total cost of \$60,200. Assuming you and your spouse are looking to purchase a second property that is valued 1.2 mil. Given that you do not decouple you will be looking at a 30% ABSD, with cost coming up to \$360,000. With decoupling, you will only be looking at a 5% ABSD on the 2nd property, only incurring \$60,000. This sums up to a \$300,000 cost saving in ABSD on the purchase of the 2nd property, if decoupling is adopted. \| ABSD Incurred for Singapore PR \| Cost \| \|---\|---\| \| 2nd Property Purchase Price \| 120,0000 \| \| Without Decoupling – 30% on purchase price or valuation of 2nd property \| 360,000 \| \| After Decoupling – 5% on purchase price or valuation of 2nd property \| 60,000 \| [Edit Table](https://decouplingexpertise.sg/wp-admin/admin.php?page=ninja_tables#/tables/5092) Finally, rationalising this \$300,000 cost saving from ABSD with the \$60,200 cost incurred in the decoupling process, the cost savings would be significant enough to justify decoupling. ### There are situations in which the cost of decoupling can exceed cost saving from ABSD. To be objective, there are certain situations that cost of decoupling can become so significant that it does not make sense to decouple. This is normally due to the incurrence of seller stamp duty and early loan redemption penalty. For a detailed illustration of this situation refer to our complete [guide on decoupling](https://decouplingexpertise.sg/decoupling-property-singapore/). ## Property type that a Singapore Permanent Resident can consider as second property When it comes to property restriction for the 2nd property, a Singapore PR is free to purchase any private condominium. The only restriction that is applicable to a Singapore PR and not applicable to a Singapore citizen, is that Singapore PR will have to seek approval for SLA when looking to purchase landed property. The usual restriction of not being able to purchase any BTO, EC or HDB flats as second property are applicable for both Singapore citizens and PRs. Refer to the following article for the [common property types investors would normally consider after decoupling](https://decouplingexpertise.sg/5-best-property-type-to-consider-after-decoupling/). ## Calculating the cost of decoupling Having established a understanding of what it take for a PR to decouple your property, the natural next steps would be to make some preliminary calculation on how much funds you need to decouple and how much proceeds you will receive after decoupling. Head over to the [decoupling calculator](https://decouplingexpertise.sg/decoupling-calculator/) to get your financials calculated. ## Case Studies relevant to Singapore PR decoupling property - [How Singapore citizen and PR couple can avoid ABSD when buying a second property in Singapore ?](https://decouplingexpertise.sg/how-singapore-citizen-and-pr-couple-can-structure-property-ownership-to-avoid-absd-when-buying-a-second-property-in-singapore/) ## FAQ ### Can PR buy a second property in Singapore ? In short, Yes, a Singapore PR can purchase a second property in Singapore. But you will have to incur an additional buyer stamp duty of 30% on the purchase price or valuation of the property whichever is higher. But Singapore PR currently owning HDB flats are not allowed to own a second property, you will need to dispose of the current HDB flat within 6 months, after purchasing a second private property. ### Can Singapore PR use CPF to buy a condo ? In summary, yes, a Singapore PR can use CPF to buy a condo. The amount of CPF that can used depends on the loan to valuation ratio that you are eligible for. For your first property, you will be entitled to a full 75% LTV ratio, meaning you can fund the property purchase with loan up to 75% of the property value. The remaining 25% can be funded by a combination of cash and CPF after satisfying the minimum 5% cash down payment requirement. ### Can Singapore PR own HDB and Condo at the same time ? No, Singapore PR will not be allowed to own HDB flat and condo at the same time. He or she would have to dispose of your HDB flat 6 months from the purchase of your private condo. Legal Disclaimer : Please do not take this as legal advice, refer to a [qualified legal counsel specialising in decoupling](https://decouplingexpertise.sg/best-property-lawyers-for-decoupling-property-in-singapore/) for a formal review of your plans based on your specific circumstances.
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