Thinking about who gets the home?
Tell me how the property is held and what you want to happen. I will set out the stamp duty, ABSD and HDB points on each route, in writing, so your lawyer conversation starts with numbers.
WhatsApp James →Most parents think the will decides who gets the home. Often it is the title deed, signed decades earlier, that has already decided.
In Singapore your home passes on in one of four ways: to a surviving joint owner, under your will, under intestacy law if there is no will, or as a gift while you are alive. Inheritance carries no Buyer's Stamp Duty and estate duty was abolished in 2008, but a gift is stamped on market value.
The four routes, and what each costs
| Route | How it works | Stamp duty |
|---|---|---|
| Joint tenancy | Survivor takes the whole home automatically | No BSD on survivorship |
| Will | Executor transfers under your will | No BSD on inheritance |
| No will (intestacy) | Shares set by the Intestate Succession Act | No BSD on inheritance |
| Gift while alive | You transfer during your lifetime | BSD on market value, ABSD if the child owns other homes |
Joint tenancy passes the whole home to the surviving owner, outside the will. Tenancy in common is different: each owner's share goes through their estate.
For a non-Muslim with no will, the Intestate Succession Act decides. A spouse with children takes half and the children share the other half equally. Muslim estates follow Muslim law, with shares certified by the Syariah Court.
Why the "free" route is not always cheaper
Inheritance avoids BSD, but it can take months for probate or letters of administration before anyone can sell or transfer. The home still needs fees, tax and upkeep paid in the meantime.
A gift is faster but is stamped on market value, and the child may lose their first-home status for ABSD. See gift, transfer or inherit for the side-by-side costs.
What the market isn't telling you
Inherited homes often sit empty while the family decides, and an empty condo still owes the MCST every quarter. I have seen arrears and late charges build on estates where nobody was named to pay.
HDB flats add another layer. A beneficiary must be eligible to own the flat, or it may have to be sold. Read what happens to property after death before you assume a child can simply move in.
A five-point check for your own home
- How is the title held? Joint tenancy or tenancy in common.
- Is there a will that fits the title? A will cannot pass on a share the survivor already takes by joint tenancy.
- Is there a Lasting Power of Attorney? Without one, a sale for your care may need a court order.
- Who pays the bills after you? Name one person for fees, tax and the MCST.
- Is the home suited to the child who might take it? Eligibility for HDB, their own ABSD position and whether they want it.
Answer these five and most of the later trouble disappears. They take an afternoon and a lawyer's appointment, not a lifetime of planning.
Get the property costs of each route in writing
Gift now, sell now or pass it on later: I will lay out what each one costs and what it does to your children's future purchases.
Get my free review →What I think you should do
This is about the property side only. For a will, a trust or an estate, speak to a lawyer.
Check how your home is held today, joint tenancy or tenancy in common, because it may override what you think your will does. Then decide whether you want to gift, sell or pass it on, with the costs of each in front of you.
Make a Lasting Power of Attorney too. If you lose mental capacity without one, your family may need a court order before they can sell the home to pay for your care.
If you have more than one child, plan for disagreement now. The three siblings worked example shows how quickly an equal split gets complicated.
The estates that ran smoothly in my managing-agent years were the ones where one person had clear authority to pay the bills and talk to the MCST. Naming that person early saves a lot of friction later.
Frequently Asked Questions
Is there inheritance tax on property in Singapore?+
No. Estate duty was abolished for deaths on or after 15 February 2008, and IRAS states that BSD is not payable on property inherited under a will, intestacy law or Muslim inheritance law. Other costs, such as legal fees for probate, still apply.
Does joint ownership mean my spouse automatically gets the home?+
Only under joint tenancy, where the survivor takes the whole property. Under tenancy in common, your share passes through your estate under your will or intestacy law. Check your title to see which you have.
What happens to my home if I die without a will?+
For non-Muslims, the Intestate Succession Act decides. With a spouse and children, the spouse takes half and the children share half. Your family will need letters of administration before the home can be sold or transferred.
Should I gift my home to my children now?+
It depends on cost and control. A gift is stamped on market value, may trigger ABSD if your child owns other homes, and you give up ownership. Compare it with passing it on later before you decide, and speak to a lawyer.
Why do I need a Lasting Power of Attorney for my property?+
If you lose mental capacity without one, nobody can sign to sell or manage your home without a court order. An LPA lets a person you choose act for you. Apply through the Office of the Public Guardian.
Sources+ Show all 6 →− Hide
- IRAS, FAQs on Buyer's Stamp Duty (gifts on market value; no BSD on inheritance under a will, intestacy law or Muslim inheritance law)
- MoneySense (MAS), Intestacy: what if you don't have an estate plan (Intestate Succession Act shares; Muslim estates under Muslim law), 2026
- IRAS, Estate duty (abolished for deaths on or after 15 Feb 2008)
- Office of the Public Guardian, Lasting Power of Attorney, 2026
- HDB, ownership eligibility for flats on the death of an owner, 2026
- Building Maintenance and Strata Management Act (BMSMA), contributions payable by subsidiary proprietors
This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd · WhatsApp wa.me/6591111173
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