Two tools in one — pre-advisory to plan the ownership split before you commit, and post-advisory for the actual part-share purchase.
Two purpose-built tools for Singapore private-property decoupling — plan the smartest ownership split, then execute the part-share purchase and time your next home.
Decide the ownership split before you commit — the smallest split that works for both parties, with the cash outlay at every option.
Once the split is set, run the actual transaction end-to-end — buyout, stamp duty, the new restructured loan and completion.
Market figures auto-refresh from URA.
Decoupling frees up one person's name so they can buy the next property as a "first" purchase. Use these to decide the roles:
Watch-out: if the intended staying party can't service the full loan on their own income, the decoupling fails — reconsider the roles, or whether to decouple at all.
All figures below are estimated/projected as at the planned decoupling date (e.g. in 4 years' time) — value, outstanding loan and interest rate are forward assumptions, not today's.
SSD applies if sold within 4 yrs; none once held 4+ yrs (4-yr rule from 4 Jul 2025)
Enter this first — the estimators use it.
Auto-set by property type (New Launch 5%, Resale 3.5%) — editable.
Grown over the "Years Held Before Decoupling" you entered.
Auto-filled from the purchase price (above) × loan % — editable.
For a new launch, principal repayment only starts after TOP — during construction it is interest-servicing, so the loan barely reduces.
Uses the "Years Held Before Decoupling" you entered as the total years since purchase.
Income & liquidity below are projected/assumed figures as at the planned decoupling date (e.g. in 4 years' time) — not today's.
Car, personal loans, etc.
The exiting party's actual CPF principal + accrued interest. This must be refunded in full regardless of the % they hold. Enter directly, or estimate it below.
Purchase price, loan amount and construction phase are pulled from Section 1 (Property Snapshot) — no need to re-enter.
Their actual ownership share — often below 50%. Assumes the 5% booking is cash; the remaining downpayment + BSD + legal go via CPF.
Key the actual figure from their CPF Property Withdrawal statement.
ABSD is not included — add it to the field below if this was a 2nd+ property.
CPF deployed up front — the downpayment is paid early (booking, exercise, foundation) plus BSD. Grows at 2.5% p.a. from purchase.
Promo / floating rate during the build (default 1.5%) — sizes the progressive-payment interest the exiting party part-funds. Construction phase (years to TOP) is taken from Section 1.
How much of the monthly mortgage the exiting party's CPF covers. Default 50% (equal split) — set to their ownership % if they pay proportionally.
The exiting party's average salary during the holding years — usually lower than the projected decoupling-year income in Section 2. Drives the CPF-OA put toward the mortgage. Blank = uses Section 2 income.
Auto-computed from the exiting party's age & income.
The mortgage rate once the unit is completed — used to size the full instalment the exiting party's CPF contribution goes toward.
Uses the "years held before decoupling" above as the accrual period (construction + post-TOP).
Income & liquidity below are projected/assumed figures as at the planned decoupling date (e.g. in 4 years' time) — not today's.
CPF principal + accrued interest the staying party has poured into this property. Used to judge who should stay vs exit. Enter directly, or auto-estimate below.
The price the property was bought at (not today's value). Blank = uses the purchase price / value from Section 1.
Method: equity paid into the property so far = purchase price − outstanding loan at decoupling (downpayment + progressive payments + principal repaid). The staying party's CPF ≈ that equity minus the exiting party's CPF used (from Section 2). Assumes both owners funded the equity via CPF — it overstates if cash was used, so use the manual field above for precision.
Defaults to the years the staying party has to age 65 (65 − age, capped at 30) — the max for 75% LTV. Drag to override (e.g. a shorter 10 or 20-yr loan). Longer tenure = lower monthly instalment & higher eligibility, but more total interest.
The interest rate used to calculate the staying party's monthly mortgage repayment on the restructured loan.
≈ $3,000 each side (≈ $6,000 total for the decoupling)
Financing on the buyout — 75% standard
⇄ Swap flips the two parties' roles (income, CPF, cash, age, residency swap automatically). The tool only recommends a swap when the other person is the better staying party — if a swap is not advisable, it warns you first.
Tip: click any row to load its full breakdown in the sections below. The recommended split loads by default.
| Split (Stay / Exit) | BSD on Buyout | SSD (Exit Pays) | Staying Upfront Cash + CPF |
Staying Cash (excl. CPF) |
Household Can Fund? |
Exiting Cash Proceeds |
Real Cash Needed |
Exiting Budget |
|---|
Staying upfront cash + CPF = downpayment + BSD + ABSD + legal. Exiting cash proceeds = share value − loan share − SSD − legal − full CPF refund (negative = must top up cash to refund CPF). Exiting budget = max price the exiting party can afford from cash + CPF + loan + the staying party's leftover cash savings, after stamp duty & legal. Staying cash (excl. CPF) = the part of the outlay paid in real cash (CPF the staying party deploys is not counted). Real cash needed = staying cash + the exiting party's cash top-up to refund CPF — the figure the recommended split minimises. Highlighted row = recommended split; click any other row to see why it is not the pick.
Each box below takes today's URA transacted prices and projects them forward to the decoupling date — using its own yearly growth rate (CAGR) and number of years. New launches usually rise faster than resale during the build-up to completion (TOP).
Enter a price and the tool works out the cash top-up shortfall against the exiting party's proceeds, CPF and loan. Leave blank to just use the budget above.
The split is decided — enter today's actual figures. CPF + accrued interest comes straight from the CPF website; SSD is picked directly (no years-held needed). Figures update live as you type.
Pull the exact figure from the CPF website (Property withdrawal + accrued interest).
Tenure auto-sets from age (max 30 yrs, age + tenure ≤ 65). Override if needed.
The onward-purchase dates — earliest to exercise the new OTP and the earliest completion — are worked out automatically from these.
Decoupling Toolkit · Planning estimates only — confirm figures with your lawyer, banker & IRAS.