Strata title means you own your individual unit and a share of the common property; the MCST (Management Corporation Strata Title) governs maintenance. Non-strata properties — typically landed homes — give you full title to the land + structure. Different ownership models drive different costs, governance, and en-bloc dynamics.
In Singapore, the vast majority of high-rise and low-rise condo developments are strata-titled — you own your individual unit, plus an undivided share of the common property (lobbies, lifts, pool, gardens). A Management Corporation (MCST) manages the development on behalf of all owners. Landed homes — bungalows, semi-detached, and terraces — are typically non-strata, with each owner holding a full title to their specific plot.
The Building Maintenance and Strata Management Act (BMSMA) governs strata titles in Singapore (as of 2026-05). Strata Titles Boards adjudicate disputes between MCSTs and owners. Non-strata landed properties fall under standard land title rules with no MCST equivalent — owners are individually responsible for their full plot.
What Does It Mean?
Strata Title
Strata-titled property gives the owner individual title to their unit plus a proportional share of common property. Most condos and apartments in Singapore are strata-titled, managed by an MCST.
Non-Strata (Landed)
Non-strata property means the owner holds the entire land title outright. Landed houses (detached, semi-detached, terrace) are typically non-strata, giving the owner full control over the land and building.
Key Differences
| Aspect | Strata | Non-Strata (Landed) |
|---|---|---|
| Title type | Individual unit + share of common property | Full land title |
| Management | MCST manages common areas | Owner manages everything |
| Modifications | Need MCST approval for exterior | Full control (within URA rules) |
| Maintenance fees | Monthly MCST fees | Self-funded |
| Examples | Condos, apartments | Detached, semi-D, terrace |
Where to Find This on ShiokNest
- Property detail pages
- Landed Analytics tab
Look for the tooltip icon next to this metric on ShiokNest for a quick reminder of its definition.
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This glossary article is auto-generated from ShiokNest's financial data and updated periodically. Rates and figures are current as of May 2026. Check official sources for the latest.
Strata vs Non-Strata: key differences:
| Aspect | Strata title (condo) | Non-strata (landed) |
|---|---|---|
| Ownership | Unit + share of common property | Entire plot + structures |
| Maintenance fees | S$200–S$600+/month (MCST) | Owner-funded; no fixed monthly |
| Governance | MCST (elected committee + AGM) | None — individual decision |
| External changes | Restricted (façade, gardens) | Owner discretion within URA rules |
| En-bloc / collective sale | Yes — requires 80% consent (typically) | Not applicable — individual sale |
| Sinking fund contribution | Built into monthly fees | Owner-funded as needed |
| Insurance | MCST handles common areas; owner insures inside | Owner insures entire property |
Worked example: A S$1.5M strata condo carries roughly S$400/month MCST fees (≈ S$4,800/year) — but with that comes pool, gym, security, landscape, and a sinking fund for major works. The equivalent S$1.5M landed plot has no MCST but the owner directly funds equivalent costs: painting (S$10k every 5 years), pool service if any, perimeter security, and ad-hoc structural repairs.
- Request MCST financials before committing to a strata purchase — sinking fund balance, recent special levies, ongoing legal matters. Many surprises hide in here.
- For landed, factor in maintenance reserves yourself — annual repaint, roof checks, perimeter, drainage. Don\'t assume zero upkeep cost.
- Check unit\'s share value (strata) — the unit\'s percentage entitlement to common property, which determines voting weight at AGM and the share of en-bloc proceeds.
- For non-strata landed, review URA development control limits before buying — what you can/can\'t add (additional storey, basement, swimming pool) is governed by zoning, not by MCST.
Frequently Asked Questions
Are cluster houses strata or non-strata?
Strata — cluster houses are strata-titled landed homes within a gated development with common amenities. Functionally they're landed but legally they're strata.
Can I refuse to pay MCST fees?
No — fees are a statutory obligation. Unpaid fees can result in legal action and ultimately a charging order on your unit.
How is the MCST committee elected?
At each AGM (typically annual), owners vote for the Council members. Each subsidiary proprietor (owner) has voting rights proportionate to their unit's share value.
Can a non-strata landed property be converted to strata?
Yes via a cluster redevelopment, but it requires demolition and re-development under URA approval. Not a paper conversion.
Do EC and HDB flats follow the same MCST rules?
EC (Executive Condominium) after privatisation operates under standard strata rules. HDB flats are managed by HDB / Town Councils, not MCSTs.