By The Address desk · Last verified 29 September 2026
When two or more people buy a home in Singapore, they choose how to hold it, and the choice is registered with the Singapore Land Authority (SLA). Joint tenants own the whole property together, with no separate shares, and the right of survivorship applies: when one dies, the survivors own it all, whatever the will says. Tenants-in-common each own a set share, equal or unequal, which passes under their will or, without one, under the intestacy rules. You can change from one to the other later, for HDB flats as well as private homes.
Quick facts
- You choose the manner of holding when you buy; SLA records it.
- Joint tenancy: no separate shares; the survivor takes the whole.
- Tenancy-in-common: set shares, which pass under each owner’s will.
- Severing a joint tenancy gives a tenancy-in-common in equal shares.
- Tenants-in-common can become joint tenants only if their shares are equal.
- The mortgage is owed jointly either way.
How do the two compare?
| Joint tenancy | Tenancy-in-common | |
|---|---|---|
| Shares | None; each owns the whole together | Set shares, equal or unequal, such as 70:30 |
| When an owner dies | The surviving owners take the whole automatically | The share passes under the will, or the intestacy rules |
| Can a share be left in a will? | No, unless the joint tenancy is severed first | Yes |
| Selling | All owners must agree | All owners must agree to sell the whole property |
How do I check or change it?
HDB owners can see their manner of holding on My HDBPage; private owners can search SLA’s records for a small fee. To change it on a private property, the owners sign an Instrument of Declaration, which is registered with SLA. For an HDB flat, you apply to HDB using its application form, and HDB checks its own rules first. Severing a joint tenancy always produces equal shares, and tenants-in-common can become joint tenants only once their shares are equal, which may mean first transferring part of a share between owners.
Which should I choose?
Many married couples choose joint tenancy, so the home passes to the survivor simply. Tenancy-in-common suits co-owners who put in different amounts, or who want to leave their share to someone else, such as children from an earlier marriage. Whatever you choose, it doesn’t change what you each owe the bank: repayment is a joint responsibility.
The WahLiao Verdict
Decide on purpose, not by ticking the default box at the lawyer’s office. If you hold as joint tenants, remember that your will can’t pass on your share; if that matters to you, speak to a lawyer about severing.
Questions people ask
Does my will override a joint tenancy?
No. The right of survivorship applies regardless of the will.
Can one joint tenant sell their share?
There are no separate shares to sell. Dealing with the property that way severs the joint tenancy, and selling the home still needs all owners.
Is there stamp duty on changing it?
Converting a joint tenancy to a tenancy-in-common in equal shares generally doesn’t attract buyer’s stamp duty. Changing the proportions can count as a transfer, so check with a lawyer or IRAS.
Is it different for HDB flats?
The concepts are the same, but changes go through HDB, which applies its own eligibility rules.
Sources: HDB, manner of holding; SingaporeLegalAdvice.com on changing the manner of holding; Sim Mong Teck & Partners on severance and stamp duty; 99.co on converting between the two; Mortgage Master on the HDB application. This is general information, not legal advice.
Read next: Buyer’s Stamp Duty and ABSD · HDB Loan or Bank Loan · Back to The Address
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