Decoupling property in Singapore: what it really costs新加坡房产除名：它的真实成本是多少

What decoupling is, and why couples do it什么是除名，夫妻为什么要做

Most Singapore couples buy in joint names, and once both names are on the title, the next purchase by either of you is a second property. Under the rates in force since 27 Apr 2023, unchanged as of 2026 (IRAS), that means 20% ABSD for a Singapore Citizen and 30% for a PR, on the entire price. Decoupling is the exit: one spouse buys the other's share at market value, the exiting name comes off the title, and their next purchase is taxed as a first property. The full rate table sits in the ABSD pillar guide; this article prices the exit itself: a real conveyance, not paperwork.大多数新加坡夫妻以联名方式购房。两个名字一旦都在产权上，两人便都算持有住宅，任何一方再购房都属于第二套。按 2023 年 4 月 27 日起生效、截至 2026 年未变的 ABSD 税率（见 IRAS），公民第二套缴 20%，永久居民缴 30%，按全价计算。除名就是那道出口：一方按市价买下另一方的份额，退出方从产权上除名，其下一次购房按首套计税。各类买家身份的完整税率表见 ABSD 主题指南；本文要讲的，是这道出口本身的成本，因为它是一笔真实的产权交易，不是改个名字那么简单。

The five costs that decide the math决定这笔账的五项成本

• BSD on the transferred share.转让份额的买方印花税（BSD）。 The buying spouse pays Buyer's Stamp Duty on the market value of the share, on the residential tiers in force since 15 Feb 2023 (IRAS): 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5M, 6% above S$3M. On a S$1,000,000 half-share, that is S$24,600.买入的一方须按份额市价缴 BSD，适用 2023 年 2 月 15 日起的住宅分段税率（IRAS）：首 S$18 万 1%、其后 S$18 万 2%、其后 S$64 万 3%、其后 S$50 万 4%、其后 S$150 万 5%、超过 S$300 万部分 6%。S$100 万的半份产权，BSD 为 S$24,600。
• SSD if the exit comes too early.过早退出触发的卖方印花税（SSD）。 A part-share transfer is a disposal. For residential property bought on or after 4 Jul 2025, SSD applies within 4 years: 16% in the first year, then 12%, 8%, 4%, on the higher of the share's price or market value. Properties bought between 11 Mar 2017 and 3 Jul 2025 carry the older 3-year window at 12%, 8%, 4%.份额转让属于处置行为。2025 年 7 月 4 日或之后购入的住宅，4 年内转让须缴 SSD：第 1 年 16%，随后依次 12%、8%、4%，按份额成交价与市价孰高者计。2017 年 3 月 11 日至 2025 年 7 月 3 日间购入的，适用旧的 3 年期 12%、8%、4%。刚买不久的房子做除名，基本一开局就输了。
• Legal fees, both sides.双方的律师费。 One party is selling, the other buying, usually with a new mortgage, so each side needs its own law firm. Budget an estimated S$5,000–7,000 in total.一方在卖、一方在买，而且往往伴随新的房贷，所以通常各需一家律师行。总费用估计 S$5,000–7,000。
• The CPF refund.CPF 退款。 The exiting owner must refund the CPF principal they used plus accrued interest to their Ordinary Account (CPF Board). The money is not lost, it becomes available for the next purchase, but the buyout must be large enough to cover it.退出方须把动用过的 CPF 本金连同累计利息退回自己的普通账户（见 CPF 公积金局）。这笔钱并没有消失，之后仍可用于下一次购房，但买断的资金规模必须足以覆盖它，来源包括现金、CPF 与贷款。
• The solo loan.独自承担的贷款。 The remaining owner refinances the outstanding loan in one name and must pass the 55% Total Debt Servicing Ratio alone (MAS, since 16 Dec 2021). One income now carries what two qualified for; many decoupling plans quietly fail here.留下的一方要以单一名义重签贷款，并独自通过 55% 的总偿债比率（TDSR）审核（MAS,2021 年 12 月 16 日起施行）。当初两份收入才批下的贷款，现在要一份收入来扛；很多除名计划就悄悄卡死在这一步。

HDB flats: decoupling is mostly off the tableHDB 组屋：除名基本行不通

Since 1 Apr 2016, HDB has not allowed married couples to transfer flat ownership between themselves to free a name for a second purchase. Ownership changes are approved only in specific circumstances, case by case: marriage, divorce, death of an owner, financial hardship, renunciation of citizenship, or medical reasons (HDB). Decoupling as an ABSD strategy is, in practice, a private-property play.自 2016 年 4 月 1 日起，HDB 不再允许夫妻之间为腾出一个名额购买第二套而转让组屋产权。产权变更仅在特定情形下逐案审批：结婚、离婚、屋主去世、经济困难、放弃公民身份或医疗原因（见 HDB）。实际上，作为 ABSD 策略的除名，只是私宅市场的玩法。

The 99-to-1 crackdown: where the line sits“99 比 1”稽查：红线在哪里

In a typical 99-to-1 arrangement, a buyer purchased alone, then sold a 1% share days later to a family member who already owned property: the relative's income propped up the loan while ABSD was paid on just 1% of the value. IRAS began auditing these in 2023; under Section 33A of the Stamp Duties Act it can disregard contrived steps, recover the full ABSD, and add a 50% surcharge. A May 2024 Ministry of Finance parliamentary reply reported avoidance in 166 of 187 reviewed cases, with about S$60 million to be clawed back. The line is substance: decoupling a property genuinely co-owned for years, at market value, with real payment and real CPF refunds, is legal. A share created only to be flipped is what gets audited.除名的名声，受了一个“表亲方案”的拖累。典型的“99 比 1”操作是：买家先独自购入房产，几天后把 1% 的份额卖给一位已持有房产的家人，让对方的收入帮忙撑起贷款，而 ABSD 只按 1% 的价值缴纳。IRAS 自 2023 年起对此展开稽查；根据《印花税法》第 33A 条，税务局可以无视人为拆分、追缴全额 ABSD，并加征 50% 的附加罚款。2024 年 5 月的财政部国会答复称，已审查的 187 宗中 166 宗涉及避税，追缴总额约 S$6,000 万。红线在于实质：对一套真实共同持有多年的房产，按市价、有真实付款和真实 CPF 退款地除名，是合法的；为了转手而凭空设计出来的份额，才是被稽查的对象。

When a couple asks about decoupling, I ask two things before touching a calculator: when did you buy, and how much CPF has each of you used. The date decides whether SSD is in play; the CPF number decides whether the buyout is fundable. Only then do we talk ABSD. And the sequencing rule I give every client: the saving is only real once the second purchase completes. Decouple, pay the costs, then change your mind, and you have spent S$30,000 restructuring a title for nothing.有夫妻来问我除名，我在打开计算器之前先问两件事：房子什么时候买的，两人各用了多少 CPF。购入日期决定 SSD 是否会被触发，CPF 数字决定买断出不出得起钱。这些都过了，我们才谈 ABSD。关于先后顺序，我对每位客户说的都一样：只有第二套真的完成交易，省下的钱才是真的。除了名、付了钱，然后又改变主意，那就是花三万新币重组了一次产权，什么也没换来。

A worked example: S$2M condo, held 50/50完整算例：S$200 万公寓，对半持有

Every number here is an illustration, not a quote. A Citizen couple owns a S$2,000,000 condo 50/50, bought in 2019, past the SSD window. The wife transfers her S$1,000,000 half-share to the husband, then buys a S$1,500,000 condo in her own name:以下每个数字都是示例，不是报价。一对公民夫妻对半持有一套 S$2,000,000 的公寓，2019 年购入，SSD 期限早已届满。妻子把价值 S$1,000,000 的半份产权转给丈夫，随后以自己名义购入一套 S$1,500,000 的公寓：

• BSD on the S$1M share (paid by the husband): S$24,600.S$100 万份额的 BSD（由丈夫支付）:S$24,600。
• SSD: none, held well past the holding period.SSD：无，持有期早已超过。
• Legal fees, both sides (estimate): S$5,000–7,000.双方律师费（估计）:S$5,000–7,000。
• CPF refund (example figure): the wife returns S$280,000 principal plus accrued interest to her OA. Not a cost, but the buyout must cover it.CPF 退款（示例数字）：妻子把 S$280,000 本金连同累计利息退回自己的普通账户。这不是损失，但买断资金必须覆盖它。
• The loan: the husband must qualify alone for the refinanced mortgage under TDSR 55%.贷款：丈夫必须独自通过 TDSR 55% 审核，重签整笔房贷。
• ABSD avoided on her S$1.5M purchase: 20% × S$1,500,000 = S$300,000.她购入 S$150 万时避开的 ABSD:20% × S$1,500,000 = S$300,000。
• Estimated net position: roughly S$29,600–31,600 spent against S$300,000 avoided, a net of about S$270,000, provided the second purchase completes.估算净结果：花费约 S$29,600–31,600，避开 S$300,000，净省约 S$27 万，前提是第二套交易真正完成。

When decoupling is not worth it, and what to do instead什么时候不值得除名，以及替代方案

Decoupling loses its shine in four situations: inside the SSD window, where 16% down to 4% on the share can wipe out the ABSD saving; when the remaining owner cannot clear TDSR 55% alone; when the planned second purchase is modest, so the ABSD avoided no longer dwarfs some S$30,000 of costs across two conveyances; and when the second purchase is a maybe rather than a plan, because the costs land up front and the saving only arrives at the second completion.有四种情形，除名会失去意义：一是仍在 SSD 期限内，份额上 16% 递减至 4% 的税足以抹掉 ABSD 节省；二是留下的一方无法独自通过 TDSR 55%；三是计划购入的第二套价格不高，避开的 ABSD 不再远超两次产权手续约三万新币的成本；四是第二套只是“可能买”而非明确计划，因为成本先付，节省却要等第二套交割才兑现。

The honest alternatives: sell the joint home and rebuy separately, each buying one property in one name at first-property rates; or buy under one name from the start and keep the other name clean, if one income can carry the loan. Each path has trade-offs on financing and timing, worked through in the sister guide to buying a second property in Singapore. To weigh the routes against your own numbers, see how I work.诚实的替代方案有两条：把联名的房子卖掉、各自单名重新买入，两人都按首套税率各购一套；或者在单份收入足以扛起贷款的前提下，从一开始就用一个名字买房，把另一个名字留白。每条路在融资与时机上各有取舍，姊妹篇新加坡购买第二套房指南会完整展开。想把这些路径放到你的真实数字上比一比，详见服务方式。