An existing EC can be decoupled at the five-year MOP. Past that point the loan is tested on TDSR, not MSR, which is what decides whether one owner can carry it.

Decoupling costs BSD on the transferred share, two sets of legal fees and a valuation, with SSD and ABSD only in some cases. The CPF refund is not a cost — here is how to work out the break-even.

Neither tenure wins on its own. URA resale data by region, one real pair compared factor by factor, and the CPF test for when tenure starts to matter.