Purchasing a condo can be a completely different playing field from buying a HDB. With some fundamentally different rules and regulations, it’s not uncommon for first-time condo buyers to feel like they’re stumbling around in the dark.
Instead of getting blindsided by unexpected surprises, take the advice of seasoned condo owners who’ve seen it all. From Condominium Management Corporation Strata Title (MCST) fees to enbloc sale attempts, here are 9 things to know before buying a condo in Singapore.
1. Management Corporation Strata Title (MCST) monthly fees
If you’re eyeing a condo for the first time, don’t forget to factor in monthly MCST fees, which cover essentials like cleaning, security, landscaping, and long-term upkeep of shared spaces. For most mass-market condos or executive condominiums, these charges sit in the ballpark of $200 to $400 a month, while larger condo projects with hundreds of units can be even cheaper since costs are spread out. The general rule of thumb: the more facilities there are, and the fewer neighbours to share the bill, the higher your monthly MCST will be.
On top of the monthly amount, it helps to understand how these charges are broken down. MCST fees are calculated based on your unit’s share value, which scales with its floor area—so a spacious 3-bedder or penthouse will naturally cost more to maintain than a compact 1-bedder.
2. Sinking funds & estate refreshment works
MCST-related considerations go beyond just budgeting for an extra monthly expense. After being forced to part with their hard-earned money, homeowners should understand where their cash actually goes. MCST fees act as a communal piggybank, and your contributions are split into 2 pots: the maintenance fund, which covers day-to-day needs like cleaning, landscaping, and security, and the sinking fund, a reserve for bigger projects such as repainting the exterior, fixing leaks, or upgrading lifts.
For older estates, a strong sinking fund becomes especially crucial as wear and tear accumulates, but even in newer projects, buyers should always ask about the fund’s size and health.
Beyond reviewing the condo’s financial statements, it’s wise to take a walk around the estate to see if the upkeep reflects the fees being collected—peeling paint or poorly maintained facilities can be a red flag. For mixed-use developments that combine residential and commercial units, things get even more complex. The presence of commercial stakeholders can influence both maintenance fees and sinking fund priorities, and in some cases, give them more weight in decisions on en bloc sales or large-scale estate refreshment works. That’s why prospective buyers should go beyond just looking at the numbers and also enquire about the development’s governance, history of major maintenance projects, and long-term plans.
3. MCST power dynamics
In Singapore, condos are essentially self-governed by their collective owners through the MCST, which means the way rules are enforced and budgets are spent depends heavily on how effective (or political) the council is. A well-run MCST ensures transparency, timely maintenance, and smooth estate management; a poorly run one can result in disputes over minor issues, slow responses to problems, and difficulties pushing through resolutions because of red tape or entrenched interests.
For prospective buyers, it’s worth doing a bit of detective work. Check the notice boards in the condo’s common areas: up-to-date circulars, clean layouts, and clear communication usually indicate an organised council, while cluttered or outdated notices may point to mismanagement.
If possible, talk to current residents about how responsive the MCST has been to maintenance requests or disputes. In mixed-use developments, where commercial owners may have a greater say, pay special attention to how decisions are made on estate upgrades or refreshment works. Ultimately, an MCST’s efficiency can make a big difference to your condo living experience, and whether your maintenance fees are truly put to good use.
4. Specific condo rules & bylaws
Compared to HDB flats, private condos come with their own set of by-laws that can feel worlds apart. On one hand, you might enjoy greater flexibility on things like keeping pets. But on the other, these rules can also become a hidden minefield if you don’t study them closely before moving in.
Renovation is one of the most common pain points. While you may have grand plans for hacking walls or rewiring your home, some estates strictly prohibit altering structural elements, installing concealed piping, or even enclosing balconies. Beyond that, MCSTs usually dictate when work can be carried out. Noisy hacking is often limited to weekdays between 10am and 5pm, and renovation periods might be capped at 60 days to minimise disruption to neighbours.
For homeowners dreaming of ambitious overhauls or major outdoor upgrades like rooftop decks, such rules can derail a project before it even begins. Do make sure to read the fine print of your condo’s by-laws. What looks like a dream unit on paper might come with rules that make your dream renovation impossible.
If you’re a pet lover, don’t assume every condo welcomes animals with open arms. While private estates are generally more pet-friendly than HDBs, many MCSTs set their own conditions—some limit the number of pets, others restrict large dog breeds, and almost all require that pets don’t create a nuisance. That means constant barking, roaming off-leash in common areas, or not cleaning up after your dog could land you in hot water with the management.
Beyond pets, condo by-laws often cover the nitty-gritty of daily living. Some developments place monthly limits on facility bookings like the BBQ pit to ensure fair usage. Others enforce aesthetic rules, such as banning laundry from being hung over balcony railings or requiring uniform window grille designs to preserve the estate’s appearance. You might also find regulations on flooring to minimise noise for neighbours below, smoking in common areas, or even overnight visitor parking.
The bottom line: condo living means playing by a shared rulebook. Before buying in, it’s worth checking not just the facilities on the brochure, but also the house rules that dictate how you can actually use them.
5. Second car fees, parking, & EV charging
Image credit: Sol Acres EC
While most condos include one parking lot per unit in the monthly MCST fees, many developments now impose extra charges for a second vehicle, which is often around $100 to $150 per month, with some estates going higher if parking is scarce.
Image credit: LTA Singapore
On the EV front, infrastructure is still a work in progress. Some newer projects are delivered EV-ready, but in many older estates, residents need to rely on shared chargers installed by the MCST, often funded through the EV Common Charger Grant. Approval is easy as long as you have a significant number of EV owners, but it still depends on whether your estate has set aside electrical capacity.
Even if you don’t drive an EV now, it’s worth asking about future plans for chargers or nearby alternatives, since more public charging points are being rolled out at HDB carparks, malls, and petrol stations across Singapore. Factoring this in early can save you the frustration of scrambling for a charging spot later.
6. En bloc sale attempt history
Understanding the estate’s history of en bloc sale attempts allows potential buyers to gain a comprehensive view of future en bloc potential. For example, if a recent en bloc sale was unsuccessful by a small margin, potential homeowners might want to factor in the additional risk of being forced to sell their condo within 3 years of their purchase and incurring Sellers Stamp Duty (SSD) fees.
To further inform their risk assessment and better understand the en bloc potential of a property, homeowners can also check the URA master plan for the area. By comparing the estate’s current plot ratio to the maximum gross plot ratio allowed in the area, you can check whether existing developments are already maxing out the ratios or regulations, which reduces the en bloc potential of the estate.
7. URA neighbourhood master plan
Image credit: URA Singapore
Speaking of URA master plans, condo buyers can also consult the neighbourhood master plans to identify the potential of surrounding old buildings being torn down and new high developments being built.
In addition to potentially blocking sunlight and ruining pretty skylines, new developments springing up in adjacent plots of land may also end up causing privacy issues—especially for those who frequently lounge on their private balconies or terraces.
8. Neighbours can make or break the experience
Who your neighbours are can make or break condo living, especially the ones right next door. If you’re sensitive to noise, it’s worth paying attention to the residents on your floor. Thin walls mean that crying babies, barking dogs, or late-night gatherings can become daily stressors when you’re sharing walls 24/7.
For families, the equation flips. Parents with young children may find it helpful to see if there are other kids of a similar age in the estate. A child-friendly community not only makes playdates easier but can also be a lifesaver when you need last-minute help with babysitting or school runs.
Image credit: @Raftel88
Seasoned condo buyers often emphasise the need to check out common areas like hallways and lift lobbies. These spaces say a lot about the community’s standards. Cluttered corridors with bicycles, shoe racks, or unattended items may point to messy neighbours, and in worse cases, reflect poor enforcement by the MCST. Beyond being an eyesore, such untidiness can even affect your unit’s future resale value, since potential buyers form impressions the moment they step out of the lift.
9. Condo access points for car & pedestrian entrances
Lastly, having a good grasp of condo access points and regulations is paramount, especially in larger estates. Convenience is key for many Singaporeans, and a well-positioned pedestrian exit is crucial to making daily life less of a hassle.
On paper, estates may be positioned beside amenities or transport facilities, but if the nearest gate is poorly positioned, that “5-minute walk” could easily become a long detour.
For families, it’s also worth checking school bus arrangements. Not every condo allows buses to drive inside the estate, and some even charge an annual access fee. If children are expected to wait along a busy main road instead, it may be less than ideal for both safety and peace of mind.
With deliveries and online orders becoming more prominent, it’s also worth checking how delivery access works at your condo. Smaller condos without security guards may rely on PIN codes and intercom systems for access, making deliveries difficult to receive if no one is home.
In smaller condos without security guards, access may depend on intercom systems or PIN codes—making it tricky for couriers to drop off packages if no one’s around. Regular online shoppers may want to ask how parcels are usually handled, or even make arrangements with neighbours to avoid missed deliveries.
Things to know before buying a condo
At the end of the day, condo living isn’t just about upgrading to private facilities or enjoying a pool downstairs. It also comes with unique rules, shared responsibilities, and community dynamics that can shape your daily experience.
From renovation restrictions and parking policies to neighbours, MCST management, and even how parcels get delivered, there’s plenty to weigh before signing on the dotted line. A little homework now can make you a lot more confident about your decision later.
For more condo tips:
- First-time buyer’s guide to choosing a condo in Singapore
- 7 hidden reno costs for resale condos
- Dual-key condos in Singapore
Cover image adapted from: Uchify, LTA Singapore
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