Summary
When two or more people buy a home together in Singapore, they choose how to hold it: as joint tenants or as tenants-in-common. That choice decides what happens to an owner's share when they die. Under joint tenancy, the surviving owner gets 100% of the property whether or not the deceased left a will, and the home passes outside the probate process, according to MoneySense, the national financial education programme (page updated 28 Sep 2026). Under tenancy-in-common, each owner's share is separate and goes through probate, to the people named in a will or, without one, under Singapore's intestacy rules.
Owners can switch between the two later. For an HDB flat, the application carries a S$50 administrative charge and stamp duty may apply, according to HDB's application form.
What this means for Singapore buyers and owners
How the two holdings compare
| Joint tenancy | Tenancy-in-common | |
|---|---|---|
| Shares | No separate shares: every owner holds the whole interest | Each owner holds a separate share, equal or unequal |
| When an owner dies | The share passes to the surviving owner or owners | The share becomes part of the deceased owner's estate |
| Effect of a will | None on the home: survivorship applies with or without one | The will decides who receives the share |
| Probate | The home passes outside probate | The probate process applies |
Sources: MoneySense, 28 Sep 2026; HDB, 2019 and 2023; CPF Board.
MoneySense adds that CPF nominations and the right of survivorship "take precedence over a will". So while the joint tenancy stands, a will cannot pass a joint tenant's interest in the home to anyone other than the surviving co-owners.
When an owner dies
When a joint tenant dies, the surviving owners lodge a Notice of Death with the Singapore Land Authority (SLA) under the Land Titles Act, according to MyLegacy, the government's end-of-life planning portal. For an HDB flat, this vests the whole flat in them. To keep the flat, they must be Singapore Citizens or permanent residents, be at least 21 years old and meet HDB's eligibility rules, MyLegacy says.
Under tenancy-in-common, the deceased owner's share goes to their estate and is distributed under their will or, without one, under the estate laws that apply. In its guide for Muslim homeowners (updated 15 Apr 2026), the Islamic Religious Council of Singapore (MUIS) cautions that "the property may be required to be sold" so that such a share can be distributed.
For a non-Muslim who dies without a will, the Intestate Succession Act sets the split, MoneySense says:
- spouse and children: half to the spouse, the other half shared equally by the children
- spouse and parents, but no children: half to the spouse, the other half shared equally by the parents
- children, but no spouse: everything shared equally by the children
The Act does not apply to Muslims, whose estates are governed by Muslim law, and beneficiaries apply to the Syariah Court for an Inheritance Certificate. MUIS confirms that the right of survivorship still applies when Muslim owners hold a home as joint tenants.
CPF savings used to buy the home need not be refunded to the deceased member's CPF account, the CPF Board says; under joint tenancy the home passes to the surviving owners, and under tenancy-in-common the share forms part of the estate. CPF savings themselves are not part of the estate, and MoneySense advises making a CPF nomination to decide who receives them.
Changing how you hold the home
Where an HDB flat has two or more owners, they can change from joint tenancy to tenancy-in-common, in equal or unequal shares, or back again, by applying to HDB. Its application form (version dated January 2023) sets out the costs:
- a non-refundable S$50 administrative charge on submission
- stamp duty, which may apply and is based on the flat's market value
- a market value from one of four routes: a valuation report, an HDB valuation (S$152.60 for 1- and 2-room flats or S$228.90 for 3-room and bigger, plus a S$20 charge), HDB's latest quarterly median resale price for the town and flat type, or the owners' own estimate
- conveyancing fees under HDB's conveyancing fee rules, plus stamp and registration fees
Fees as stated on HDB's form; check HDB for current fees.
The form warns that the Commissioner of Stamp Duties can recover any shortfall in duty, and a penalty, if the value is under-declared. For an ownership transfer that does not involve a sale, HDB says the proposed owners must be at least 21 and immediate family members.
Which holding fits which buyer
Joint tenancy suits co-owners who want the home to pass to each other quickly and outside probate. Tenancy-in-common suits co-owners who paid in unequal amounts, or who want their share to go to someone other than the co-owner, such as children from an earlier marriage. Without a will, the intestacy rules decide where that share goes.
Education only — not tax, legal or investment advice. Confirm with a licensed professional.
What to do next
- Agree with your co-buyers on the manner of holding before completion, and check how it is recorded on the title.
- If you hold as tenants-in-common, make a will so your share goes where you intend.
- Make or update your CPF nomination; it covers your CPF savings, not the home.
- If a joint owner has died, lodge the Notice of Death with SLA so the title shows the surviving owners.
- Before you change the holding of an HDB flat, get a market value and ask how much stamp duty will apply.
- Browse homes for sale: https://proprkey.com/en/properties?segment=buyer&mode=buy
- Talk to a verified conveyancing or estate-planning lawyer: https://proprkey.com/en/pros?segment=legalFinance