How much BSD do I pay when transferring half a property to my spouse?

BSD is assessed on the value of the share transferred at market value. On a 50% share of a $1.5M property (market value $750,000), BSD is $18,600. ABSD may also apply depending on the receiving spouse's property count.

Does my spouse have to repay CPF when I transfer my share to them?

The transferring (selling) spouse must refund their CPF principal plus all accrued interest to their own CPF Ordinary Account at the time of transfer. For example, $200K CPF used over 8 years may require a refund of approximately $255K (principal + accrued interest). This sum goes back to the CPF OA and can be used for the next property purchase.

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Transferring Property Between Spouses Singapore: Stamp Duty, ABSD, CPF

By Winfred Quek · CEA R073319H · 7-minute read · Last reviewed May 2026

Quick answer: Spousal transfers (decoupling) require BSD on the share's market value and ABSD if the receiving spouse already owns another property. The most overlooked cost is the CPF refund the selling spouse must return CPF principal plus all accrued interest to their CPF OA at transfer. On $200K CPF used over 8 years, that refund can be $255K+.

Facts verified: May 2026 · Sources linked below

Why Spouses Transfer Property

There are three main reasons a married couple transfers property from one spouse to the other: (1) Decoupling to release one spouse's ABSD-free slot for a future purchase. (2) Estate planning to consolidate assets under one name for testamentary purposes. (3) Divorce court-ordered or agreed transfer as part of an asset division.

This article focuses on decoupling (the restructuring of ownership for investment purposes), which is the most common reason for spousal transfers in Singapore's property planning landscape.

BSD on the Transferred Share

When one spouse transfers their share to the other, IRAS treats this as a sale of that share at market value. BSD is assessed on the value of the share transferred. If Spouse A owns 50% of a jointly-held $1.5M property, the assessable value of the transfer is $750,000, and BSD is $18,600.

Property Value	Share Transferred	Transfer Value	BSD on Transfer
$1,000,000	50%	$500,000	$9,600
$1,500,000	50%	$750,000	$18,600
$1,800,000	50%	$900,000	$23,600
$2,000,000	50%	$1,000,000	$24,600
$2,500,000	50%	$1,250,000	$37,100

ABSD on the Transferred Share

ABSD is assessed on the receiving spouse's profile. If the receiving spouse will end up owning only this one property (i.e., this is their only property after the transfer), ABSD is 0%. This is the typical decoupling scenario Spouse B receives the property, making it their sole property, and Spouse A exits entirely to have 0 properties in their name.

If the receiving spouse already owns another property, ABSD at 20% applies on the share transferred (as their second property acquisition). This makes decoupling extremely expensive in that scenario and would typically not be recommended.

SSD alert: If the property was purchased less than 4 years ago, the transferring spouse (who is effectively selling their share) may be liable for Seller's Stamp Duty (SSD). SSD rates: within 1 year = 16%, within 2 years = 12%, within 3 years = 8%, within 4 years = 4%, for property bought on or after 4 July 2025. Always check holding period before executing a transfer.

The CPF Refund The Often-Overlooked Cost

If the transferring spouse used CPF funds to pay for the property (down payment or monthly mortgage), they must refund the full CPF principal used plus all accrued interest to their CPF Ordinary Account at the point of transfer. This is non-negotiable CPF Board requires this regardless of the reason for the transfer.

The accrued interest is calculated at the prevailing CPF OA interest rate (currently 2.5% p.a.) from the date each CPF withdrawal was made. It compounds annually. After 8 years of mortgage payments, the accrued interest on $200K of CPF withdrawals can be $55,000 or more.

CPF Refund Calculation Example

CPF Used	Years Held	Approximate Accrued Interest (at 2.5% p.a.)	Total CPF Refund Required
$100,000	5 years	~$13,100	~$113,100
$200,000	8 years	~$43,600	~$243,600
$150,000	10 years	~$40,700	~$190,700
$300,000	6 years	~$48,900	~$348,900

This CPF refund is not a loss the money returns to the transferring spouse's CPF OA and can be used for the purchase of their next property. However, it reduces the cash available from the transfer. For the decoupling to work, the receiving spouse must be able to finance the full property value (mortgage + CPF refund component) in their own right.

Full Decoupling Cost Example: $1.5M Property

Scenario: SC/SC married couple, joint owners of a $1.5M condo purchased 5 years ago. Spouse A transfers 50% share to Spouse B so Spouse A can buy a second property.

Cost Item	Amount
Transfer value (50% of $1.5M)	$750,000
BSD on transfer (Spouse B pays)	$18,600
ABSD on transfer (0% Spouse B's only property)	$0
Legal/conveyancing fees	~$4,000
CPF refund by Spouse A (principal $180K + accrued interest $24K, 5 years)	~$204,000
Total transaction cost (cash outlay)	~$226,600

After decoupling, Spouse A has $0 properties and Spouse B has 1 property. Spouse A can now buy a second residential property at 0% ABSD (as their "first" purchase). If that second property is $1.2M, the ABSD saving is $240,000 more than covering the $226,600 decoupling cost.

Financing the Buyout

When Spouse B takes over 100% ownership, the bank must re-assess the mortgage under Spouse B's name alone. The TDSR (Total Debt Servicing Ratio) and MSR (for HDB) must be satisfied by Spouse B individually. If Spouse B's income is insufficient to support the full loan, the decoupling may not be feasible even if the stamp duty math works.

Always get a bank pre-approval (in-principle approval) for Spouse B before committing to the decoupling exercise. Your conveyancing lawyer can coordinate this with your mortgage broker.