Quick Answer
Couples buying their first resale condo together usually default to joint tenancy, and that's fine for most. Beyond ownership structure, weigh freehold against older 99 year stock if you're staying long term, don't ignore rental yield even if you're buying to live in it, and think about whether a big or small development suits your resale plans.
Introduction
Most of what couples miss when buying their first resale condo isn't about the unit, it's about the paperwork and the assumptions behind it.I'm Dennis, a fixed fee property agent with HomeUp in Singapore that charges $1,999 to sell an HDB flat instead of the usual 2% commission. Here are four factors I see couples overlook most, including one that's gotten a lot more serious since I first wrote about it.
Should We Hold Our First Condo as Joint Tenants or 99-1?
When a couple buys together, joint tenancy is the default. Under joint tenancy, if one owner passes away, their share automatically passes to the surviving co-owner, known as the right of survivorship.
Some couples instead choose tenancy in common, often in a 99-1 split, with the plan to decouple later so the 1% owner can buy a second property without paying ABSD on it. I want to be direct about this: don't set this up purely to make ABSD avoidance easier down the road. IRAS has been actively auditing these arrangements since 2024, and treats a 99-1 split followed by a QUICK decoupling, done specifically to dodge tax, as tax avoidance under the Stamp Duties Act. Holding a property 99-1 isn't illegal on its own, and decoupling isn't either, the problem is doing it with no genuine reason beyond minimising stamp duty. If you have an actual commercial reason for an unequal split, reflecting real differences in financial contribution, for example, that's a different conversation.
Should We Go for Freehold or an Older 99 Year Condo?
Most couples buying for their own stay lean toward resale, either because they want more space than new launches typically offer, or because they don't want to wait for a new launch to complete.
If you're planning to stay 10 years or longer, a freehold resale condo removes lease decay from the equation entirely, though you'll pay more for it. The alternative is an older 99 year condo, say 25 to 30 years old, often more spacious and with stronger en bloc potential than newer stock. En bloc isn't guaranteed but not many condos in Singapore survive past 40 years. An EdgeProp analysis found that condo prices actually tend to rise when developments hit 31 to 40 years old — likely because en bloc potential is strongest at that window, and owners would rather cash out than foot the bill for ageing infrastructure.
The game plan some couples run with: stay 10 to 15 years and see if an en bloc windfall shows up.
Does Rental Yield Matter If We're Buying to Stay?
I've met plenty of couples who write off rental yield entirely because they're buying to live in the unit, not rent it out. That's a mistake. A condo with strong rental yield attracts investors, and investor demand drives prices up, which benefits you too when you eventually sell.
Before buying, check the masterplan for any future development that could bring more jobs to the area. More employment nearby means more potential tenants down the line, and that demand shows up in your resale value whether you ever rent the unit out yourself or not.
Should We Buy in a Big or Small Condo Development?
Developments with over 1,000 units are considered very big, and they're popular with buyers who want extensive facilities. Boutique developments under 100 units attract buyers who want quiet and privacy instead.
If you don't have a strong preference either way and capital appreciation is your priority, go bigger. Projects under 30 units can easily see zero transactions over a one or two year stretch, and when that happens, your asking price when you eventually sell gets harder to justify, since the bank may end up basing its valuation on a transaction from several years back.
How HomeUp Approaches This
Holding structure and project size are decisions that quietly shape what your exit looks like years from now, not just what you're signing today. At HomeUp, we walk every couple through both before they commit, alongside the usual unit and price conversation. [Book a planning call with HomeUp →] [See how we price selling your HDB →]
Conclusion
Understand the differences between Joint tenancy vs. Tenancy in common. Beyond that, weigh freehold against older 99 year stock honestly, don't dismiss rental yield just because you're buying to stay, and pick a development size that matches your resale timeline. Thinking about your next move? [Book a planning call with HomeUp →] WhatsApp +65 8087 7015.
FAQ
Is a 99-1 ownership split illegal?
No, holding a property 99-1 isn't illegal by itself. What IRAS targets is decoupling a 99-1 split shortly after purchase specifically to avoid ABSD, with no genuine commercial reason behind the split.
What's the difference between joint tenancy and common tenancy?
Under joint tenancy, a deceased owner's share automatically passes to the surviving co-owner. Under tenancy in common, each owner holds a defined share that can be willed separately and isn't subject to right of survivorship.
Should we ignore rental yield if we're buying to live in the condo ourselves?
No. Strong rental yield attracts investor demand, which supports prices and benefits you at resale, even if you never rent the unit out yourself.
Is a freehold condo worth the premium over an older 99 year condo?
It depends on your holding horizon. Freehold removes lease decay entirely, which matters most if you're staying 10 years or longer. An older 99 year condo can be cheaper and may carry stronger en bloc potential, though that's never guaranteed.
Why does development size matter when buying a resale condo?
Smaller developments, especially under 30 units, can go a year or two with no transactions at all, which makes it harder to support your asking price at resale since the bank's valuation may rely on outdated comparable sales.