All insights

Condo Buying · 2026

Condo maintenance fees Singapore 2026: what to budget before you buy

By Winfred Quek · 8-minute read · Last reviewed May 2026

Facts verified: May 2026 · Sources linked below

Maintenance fees are the recurring cost of condo ownership that most buyers budget incorrectly either ignoring them entirely or underestimating them by anchoring on a low figure from a different development type. A $600/month maintenance fee on top of a $4,500/month mortgage is a meaningfully different affordability picture than $300/month. This article maps the full landscape so you can budget accurately before you sign.

What do condo maintenance fees cover in Singapore?

The monthly maintenance levy pays for everything required to keep the common property operational and compliant. According to the Building Maintenance and Strata Management Act (BMSMA), the MCST is responsible for maintaining and managing the common property of the development. In practice this means:

• Security: 24-hour guardhouse staffing, CCTV systems, intercom maintenance, access card systems. Security alone is often the single largest line item in the MCST budget, especially for smaller condos where the fixed cost is spread across fewer units.
• Landscaping: Regular trimming, replanting, irrigation system maintenance across all common gardens and green corridors.
• Cleaning: Daily cleaning of lobbies, corridors, lifts, gym, pool surrounds, car park, and waste management.
• Lift maintenance: Quarterly servicing contracts, 24-hour breakdown response, statutory inspection fees. Lifts are both expensive and non-negotiable.
• Pool operations: Water treatment chemicals, lifeguard costs (where applicable), filtration maintenance, pool tiling repair.
• Gym equipment: Maintenance contracts, replacement schedules for high-wear equipment.
• Common area electricity: Corridor lighting, lobby air conditioning, landscape lighting, basement car park lighting this is a significant ongoing cost, especially in facilities-heavy developments.
• Building insurance: The MCST holds a master building insurance policy covering the structure and common areas. Your individual content insurance is separate.
• Managing agent fees: Most condos engage a professional managing agent. Their fee forms part of the levy budget.

What are the typical maintenance fee ranges by condo type?

The range is wide because the underlying cost drivers facilities intensity, unit count, age of development, and location vary significantly. Below are 2026 indicative ranges.

Indicative ranges for 2026. Actual fees vary by development. Always request the MCST budget from the seller before exercising OTP.

What is the sinking fund, and why does it matter more than the monthly levy?

The sinking fund is a reserve pool accumulated over time from a mandatory portion of each unit owner's monthly contribution specifically earmarked for major capital expenditure. According to the BMSMA, the MCST must contribute a minimum of 10% of the monthly maintenance levy to the sinking fund. However, this minimum is a floor, not a target. Well-managed developments often contribute 20–30%.

The sinking fund pays for:

• Lift overhaul and replacement (typically every 20–25 years, costing $80,000–$200,000 per lift)
• External facade repainting (every 5–7 years, $200,000–$800,000 for mid-size developments)
• Roof waterproofing membrane replacement
• Swimming pool re-tiling
• Major M&E system replacements (water tanks, pumps, fire suppression systems)

A healthy sinking fund should hold approximately 2–3 years of anticipated major repair costs. A fund that has been chronically underfunded or has recently been depleted by a major repair is a material financial risk to buyers. When the fund runs low, the MCST calls a special levy: a one-time charge to all unit owners to replenish it. Special levies of $3,000–$15,000 per unit are not uncommon for mid-tier condos facing lift overhaul or repainting cycles.

How does the MCST set and increase fees?

The MCST holds an Annual General Meeting (AGM) every calendar year where the budget is tabled, voted on, and approved. Every subsidiary proprietor (unit owner) is entitled to attend and vote. Fee increases require a majority vote of those present and voting.

In practice, fee increases of 5–15% per cycle are common for older developments as costs particularly security staffing and energy rise. Buyers who purchase at the current fee should plan for cost escalation over a 10-year hold.

The MCST's accounts must be audited by a qualified auditor annually, and the audited accounts are made available to unit owners before the AGM. This means financial transparency is legally required but only if you ask for the documents.

Due diligence checklist: what to request before you buy

Before exercising the Option to Purchase on any condo, request the following from the seller or the MCST directly:

1. Latest audited MCST financial statements shows income, expenditure, and fund balances.
2. Current sinking fund balance compare against the age of the development and known upcoming expenditure.
3. Any pending special levy or resolution for special levy if a special levy has been passed or is on the agenda, it passes to the buyer on completion.
4. Outstanding arrears rate a high proportion of unit owners in arrears on maintenance fees is a sign of poor financial management and upcoming cash shortfalls.
5. Last 3 years of AGM minutes reveals disputes, recurring maintenance issues, and the trajectory of fee increases.
6. Managing agent contract and upcoming renewal date a managing agent change is often accompanied by a budget revision.

According to the Building and Construction Authority (BCA), unit owners have a legal right to inspect the strata roll and MCST financial records. Exercise that right before committing.

Are high facilities worth the higher monthly fee?

This is a calculation, not a feeling. A $600/month fee is $7,200/year or $72,000 over 10 years. If you use the pool twice a year, each swim costs approximately $3,600 in sunk maintenance contributions on top of the pool's embedded cost in the purchase price.

The facilities premium makes sense when:

• You genuinely use the facilities regularly (3+ times per week for gym and pool)
• You plan to rent the unit facilities-heavy condos command higher rents in most markets, partially offsetting the levy cost
• You value the lifestyle differentiation for personal use and the fee-to-value ratio feels right

The facilities premium is value destruction when:

• You rarely use the amenities and pay a full CCR levy for a gym you visit quarterly
• You're primarily buying for investment and the facilities premium is not being captured in rent
• The development is old enough that facilities are dated and due for costly refurbishment

Are maintenance fees tax-deductible?

Yes for rental properties. According to IRAS, under Section 14 of the Income Tax Act, expenses incurred wholly and exclusively in the production of rental income are deductible against that income. Condo maintenance fees are specifically included as an allowable deduction, along with mortgage interest, property tax, agent commission, and fire insurance premiums.

For owner-occupied properties where you live in the unit yourself, maintenance fees are not deductible they are a personal living expense.

Practical example: if you receive $42,000/year in gross rental income and pay $6,000/year in maintenance fees, those fees reduce your taxable rental income by $6,000 saving you roughly $660/year in income tax at an 11% marginal rate typical for a salaried landlord.

Frequently asked questions

Can the MCST charge me more than the approved budget?

No the MCST can only levy what has been approved at the AGM or an Extraordinary General Meeting (EGM). Any special levy above the approved amount must be put to a vote. However, an approved budget can be quite generous, so review the budget line items carefully at each AGM, not just the headline contribution amount.

What happens if I don't pay my maintenance fees?

The MCST can take legal action to recover unpaid maintenance fees as a debt. Unpaid fees accrue interest and the MCST may apply to the Strata Titles Board for an order. Persistent non-payment can affect the sale of your unit buyers will be informed of outstanding arrears. The MCST can also restrict your access to facilities in some circumstances.

Are new launch condos cheaper to maintain than older ones?

In the first few years, yes facilities are new, warranties still apply, and the sinking fund is being built up from zero. But buyers should model the long-term trajectory. By year 10–15, a development will face its first major capital expenditure cycle. New launch buyers effectively have a grace period of low fees, followed by the reality of an aging building.

Do maintenance fees affect my CPF or loan calculations?

Maintenance fees are not included in the TDSR or MSR calculations by MAS. However, they are a real cash outflow that reduces the affordability buffer. According to MAS guidelines, banks are expected to consider a borrower's overall financial commitments maintenance fees, while not a formal TDSR component, are part of a prudent lender's qualitative assessment.

Can maintenance fees go down as well as up?

Technically yes if a development achieves cost savings (cheaper managing agent, lower energy costs, fewer security staff required), fees can decrease. In practice, this is rare. The general trajectory for Singapore condos is flat for a few years after TOP, then slowly rising with inflation in labour and utilities costs.

Sources & References

• Building Maintenance and Strata Management Act (BMSMA) Singapore Statutes Online
• IRAS: Rental Income from Property Allowable Deductions
• BCA: Strata Financial Toolkit for Management Corporations
• URA: Managing Your Strata-Titled Property

Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H), CEA Registration No. R073319H. The information on this page is general in nature and does not constitute financial, legal, or investment advice. Always conduct independent due diligence and consult qualified professionals before making any property decision.