A condo’s share value is a whole number assigned to your unit. It sets how much of the building’s running costs you pay, how many votes you carry at the owners’ meeting, and the size of your undivided share in the common property. It is fixed when the development’s strata plan is registered, so you should check it before you buy, not after.
TL;DR
- Share value is a number given to each strata unit. By law it determines your voting rights, your undivided share of the common property and your contribution to the management fund.
- Your monthly maintenance fee is roughly your unit’s share value divided by the development’s total share value, multiplied by the total maintenance budget.
- Share value does not equal price or size alone. Two units with the same floor area can carry different values if they are in different developments or building types.
- The fee rate is not fixed. The budget itself is set by owners at general meetings once the developer hands over.
- Ask for the share value, the schedule of strata units and the latest accounts before you sign an option to purchase.
Table of Contents
- What share value actually is
- How share value turns into your monthly fee
- Why two similar units can carry different share values
- Can share value change?
- Share value and your vote
- What to check before you buy
- Share value, en bloc and sale proceeds
- Market context: why costs deserve attention now
- Our perspective
- Work with us on your condo search
- FAQ
- Sources
What share value actually is
When a condo is built, its land and buildings are divided into strata lots: your apartment, plus a share of everything owners use together, such as the pool, lifts, driveways and gym. Each lot is given a share value in the development’s schedule of strata units.
The Building and Construction Authority (BCA) describes share value as the proportionate share entitlement of each unit in the same development. The Building Maintenance and Strata Management Act sets out the three jobs it does:
- Voting rights. Your share value determines the weight of your vote on matters that call for it.
- Share of common property. It fixes the size of your undivided share in the common property.
- Contributions. It determines how much you pay towards the management fund and sinking fund.
The Building (Strata Management) Act 2004 is the source for these three effects. The Land Titles (Strata) Act uses the same definition, which is why the number also appears in title documents.
The regulations require the schedule to list, in whole numbers, the share value against each unit, along with each lot’s approximate floor area and use. So you will never see a share value of 6.5. It is 6 or 7.
How share value turns into your monthly fee
The maintenance budget for the whole condo is divided among owners in proportion to share value. A commonly cited form of the calculation, explained by PropertyNet, is:
Your fee = (your unit’s share value ÷ total share value of the development) × total monthly maintenance cost
A worked example (hypothetical numbers)
Suppose a condo has a total share value of 10,000 and a monthly maintenance budget of S$250,000. Your unit has a share value of 10.
| Item | Figure |
|---|---|
| Your share value | 10 |
| Development total | 10,000 |
| Your proportion | 0.1% |
| Monthly budget | S$250,000 |
| Your monthly contribution | S$250 |
These figures are invented to show the arithmetic. Your own development will have its own totals, and you should read them from the schedule and the accounts.
The same logic works for the sinking fund, which pays for big-ticket items such as repainting, lift replacement and roof repair. A larger share value means you pay a larger slice of each.
Why two similar units can carry different share values
Floor area is the usual starting point, but it is not always the whole story. BCA’s guidelines for filing the schedule of share values say that for non-residential developments the value is allotted on a floor-area basis, and the total allotted to the building is set in multiples of 10, such as 100, 1,000 or 10,000. Mixed developments, where shops sit below flats, have their own allocation rules in the same guide.
What this means in practice:
- Compare within a development, not across. A share value of 8 in one condo says nothing about a share value of 8 in another, because the totals differ. Look at the percentage of the total.
- Ask what the percentage buys. A 1,000 sq ft unit in a 100-unit condo with a lap pool, tennis court and clubhouse will pay far more in absolute terms than the same unit in a small 30-unit block with a barbecue pit.
- Ask about the schedule. Your lawyer can pull the schedule of strata units and confirm the figure matches the one on the title.
Can share value change?
Very rarely. It is fixed when the strata title plan is registered, and it stays with the unit through every resale. Changes after the management corporation is formed are limited to specific legal processes, so for planning purposes treat it as permanent. BCA also lists an application for share value allocation among its MCST processes, which is part of the developer’s initial-period obligations.
What does change is everything the share value is multiplied against: the budget. Developers estimate the initial charges, and these are checked by BCA for reasonableness before handover. After the first annual general meeting, owners decide on services and budgets themselves. The Ministry of National Development says maintenance costs vary between developments because of size, unit mix and facilities.
So the fee on a new launch brochure is an estimate, not a promise. If you are looking at a project that has not yet been handed over, treat the developer’s figure as a starting point. Our new launch checklist for Singapore buyers covers the other questions to ask at that stage.
Share value and your vote
Sharing costs by share value is one half of the system. The other half is governance. Once the management corporation (MCST) is in place, owners vote on the budget, on appointing the managing agent, and on larger works. How much each vote counts depends on the rules for the type of resolution, and share value is part of that calculation.
This matters for a practical reason. A buyer who owns a large unit in a small development has a bigger say than a buyer with a studio in the same block, and also pays more of each bill. If you plan to invest in several units in one development, your combined share value can shift the balance at the meeting.
For a plain-language walk through how councils, meetings and fees fit together, read our guide to what an MCST is in Singapore.
What to check before you buy
Share value is only one line in a larger due diligence picture. Before you commit to a condo, work through this list:
- Find your unit’s share value and the development total. Get both numbers, then calculate the percentage.
- Request the latest audited accounts. Look at the management fund, the sinking fund balance, and whether the MCST has arrears from owners.
- Read the AGM minutes. They show whether owners are planning big repairs, fee increases or special levies.
- Compare fees per square foot with similar developments. Facilities and age explain much of the gap. A very low fee can mean a thin sinking fund.
- Check the age of major components. Lifts, roofing, water tanks and waterproofing are costly when they come due.
- Confirm your use of facilities. If you never swim or play tennis, you still pay for them through share value. That is a trade-off to price into your decision.
Buyers in other countries do a similar exercise. In Sweden, for example, buyers of co-operative flats study the association’s annual report for debt and reserves, and a Swedish analysis of housing-co-op price trends shows why reading the building’s finances matters alongside the headline price. The principle is the same here: your unit is only as healthy as the pool of money behind the shared parts.
New launch versus resale
On a new launch, the schedule of strata units is drawn up by the developer, and the fee estimate has not been tested by owners. On a resale, you can see years of accounts and decisions. Neither is automatically better. We compare them in New Launch vs Resale in 2026, and our piece on the pros and cons of buying a resale condo goes deeper on what the paperwork can tell you.
Share value, en bloc and sale proceeds
In a collective sale, owners are commonly allocated proceeds by reference to share value (or by an agreed alternative). That means a unit with a higher share value tends to receive a larger portion of the sale price, which is another reason the number matters beyond monthly fees. If a development you are eyeing has talk of an en bloc, ask your lawyer how the proposed distribution is worked out and whether it follows the schedule.
Market context: why costs deserve attention now
Prices and supply are shaping buyer decisions. URA’s flash estimate showed the private residential price index rose 1.4% in 3Q2026, after 0.5% in 2Q2026 and 0.9% in 1Q2026. URA also noted a large pipeline of supply and advised households to stay prudent on mortgage commitments.
In that setting, recurring costs matter more, not less. A condo with a lower purchase price but heavy fees can end up costing more per year than a pricier one with leaner running costs. Add maintenance, property tax, and mortgage together before you judge affordability. Our guide to Singapore mortgages and property affordability helps with that sum.
Condo living is also a minority choice. About 17.9% of Singapore residents live in condos and other private apartments, against 77.2% in HDB flats, so many first-time condo buyers are meeting strata concepts such as share value for the first time, often after upgrading from public housing.
Our perspective
We see share value misunderstood in two directions. Some buyers never ask about it, then are surprised when a special levy arrives. Others fixate on it and miss the bigger drivers, such as the sinking fund balance and the age of the development.
Our view is that share value is a lens, not a verdict. It tells you your fair slice of the cost. It does not tell you whether the cost is reasonable. That depends on facilities, maintenance history and how the MCST is run.
When we advise clients, we begin with their objective: living in it, renting it out, or holding it as part of a portfolio. A long-term owner-occupier can accept richer facilities. An investor focused on rental yield should model net rent after maintenance and ask what an exit looks like in five or ten years. Aman’s background spans engineering and real estate, so we pay attention to building condition and long-term repair exposure, not just the brochure.
Our practical advice: get the share value and the accounts before you fall in love with a unit, and ask what is likely to be spent over the next decade.
— Aman
Work with us on your condo search
If you are comparing developments and want the running costs set out clearly next to the price, our team can help. We cover new launches, residential resale listings, and valuation support, including how bank and market valuations differ. Start from our main site to tell us what you are looking for.
FAQ
Where can I find my condo’s share value?
It is listed in the schedule of strata units for your development, and your sale and purchase documents or lawyer can confirm it. The MCST or managing agent can also tell you the figure and the development’s total. Always ask for both numbers so you can work out your percentage.
Is a higher share value better or worse?
Neither by itself. A higher share value means you pay more of the shared costs and hold more voting weight and a larger share of common property. It usually follows larger unit size, so the better question is whether the percentage is fair compared with similar units in the development.
Can my share value be changed?
Only in very limited legal situations. It is fixed when the strata plan is registered and effectively stays with your unit. Maintenance fees can still rise or fall because owners vote on the budget at general meetings.
Does share value affect resale price?
Not directly, since buyers price on location, condition, size and facilities. It does affect running costs, which buyers do compare, so a unit with unusually heavy fees for its size can be harder to sell. Check the fee per square foot against similar developments before you list or buy.
Is share value the same as strata area?
No. Floor area is one input, and the schedule records the area and the share value as separate figures. The share value is a whole number set in the development’s schedule, while area is measured in square metres.
Sources
- Building (Strata Management) Act 2004, Singapore Statutes Online
- Land Titles (Strata) Act 1967, Singapore Statutes Online
- BCA Strata Management Guide 1: Concept of Strata Living
- BCA: Strata Units Regulations 2005
- BCA: Guidelines for filing schedule of share values
- BCA: MCST and strata management
- Ministry of National Development: written answer on condo maintenance fees
- URA: 3Q2026 flash estimate of private residential price index
- SmartWealth: Housing and household statistics in Singapore
- PropertyNet: Condo maintenance fees in Singapore 2026
