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Strata Title in Singapore: 5 MCST Duties Owners Can Check

October 13, 2026
Strata Title in Singapore: 5 MCST Duties Owners Can Check

In Singapore, a strata title means you own your unit plus an undivided share of the common property, and the Management Corporation Strata Title, or MCST, runs the shared parts of your development under the Building Maintenance and Strata Management Act. As a subsidiary proprietor, you hold voting rights at annual general meetings and a direct stake in how the estate is run.

TL;DR:

  • Check the subsidiary strata certificate of title and registered strata title plan through SLA; they establish lot boundaries, share value, and easements.
  • Share value sets levies and voting weight; pipes or balcony features may still be common property if the strata title plan classifies them so.
  • The management fund pays routine costs, while the sinking fund covers major works; compare its balance with planned projects and review three years of statements.
  • Before buying, review the last two AGM minutes, current budget, sinking fund balance, and planned works; ask for three years of fund statements.
  • For disputes, approach the Management Council first, try mediation if needed, then apply to the Strata Titles Board with minutes, levy records, and correspondence.
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Table of Contents

Strata subdivision in Singapore runs on two statutes. The Land Titles (Strata) Act sets out how a development is divided into individual lots through a strata title plan, lodged with the Singapore Land Authority. Each lot gets its own subsidiary strata certificate of title, which records the lot's boundaries, its share value, and any easements affecting it. Buyers should always check this document rather than relying on a sales brochure.

A few terms recur throughout strata ownership:

  • Subsidiary proprietor (SP): the registered owner of an individual strata lot.
  • MCST: the statutory body that owns and manages common property on behalf of all SPs.
  • Share value: a number assigned to each lot that determines voting weight and levy contributions.
  • Common property: everything in the development that is not part of a private lot.

MCST duties and governance: who decides and how

Once formed, the MCST carries a defined set of statutory duties. Under the BMSMA, it must:

  1. Maintain and repair common property, including structural elements and shared facilities.
  2. Set and enforce by-laws governing how owners use their units and shared spaces.
  3. Collect maintenance levies and keep proper accounts.
  4. Insure the building and common property against damage.
  5. Call AGMs and keep minutes available to subsidiary proprietors.

Day-to-day decisions sit with the Management Council, an elected group of owners who act as the MCST's executive arm between general meetings. The council can approve routine repairs and contracts, but major decisions, such as large capital works or by-law changes, need an ordinary or special resolution passed by owners at an AGM. Knowing which resolution type applies tells you how much support a motion actually needs before it affects your unit.

Common property and share value: who pays for what

Common property typically includes the building's structure, roof, external walls, lifts, corridors, and shared mechanical services. These elements serve more than one lot, which is why the MCST, not any single owner, is responsible for their upkeep. BCA's strata management guides list share value as the basis for apportioning levies and voting rights, so a larger unit usually carries a bigger financial and voting stake.

A few things worth checking before you assume what's yours:

  • Pipes, cables, or ducts running through your unit may still be classed as common property if they serve other lots.
  • Air-conditioning ledges, windows, and balcony railings sometimes fall under common property depending on the strata title plan.
  • The STP itself, not a verbal assurance, confirms where your lot's boundary actually sits.

How an MCST is created, AGMs, and changing by-laws

An MCST comes into existence automatically once the strata title plan is registered with the Singapore Land Authority. The developer then calls a first AGM, usually within a set period after a set share of units is sold, to hand over management to the owners and elect the first Management Council.

By-laws can be added or amended at any AGM by special resolution, and changes must be lodged with the relevant authority to take legal effect. A few practical points matter here:

  • Prescribed by-laws under the BMSMA apply automatically unless the MCST formally varies them.
  • Informal house rules carry no legal weight until they're passed as proper by-laws.
  • Any owner can requisition a motion for a general meeting if enough support is gathered, giving subsidiary proprietors a direct route to raise estate issues.

Maintenance funds and fees: management fund vs sinking fund

Every MCST runs two separate funds. The management fund covers day-to-day running costs: cleaning, security, utilities, routine servicing, and council administration. The sinking fund covers big, infrequent capital works: repainting, lift replacement, façade repairs, and major mechanical overhauls.

Before an AGM, check a few things in the papers:

  • Whether the proposed budget matches what was actually spent the previous year.
  • The current sinking fund balance against any planned major works.
  • Whether the auditor's report flags unpaid levies or disputed accounts.

For owners trying to separate these two funds in practice, our guide on condo maintenance fees and the related piece on sinking fund AGM checks walk through both in more detail.

Pro Tip: Ask for the last three years of sinking fund statements, not just the current year, to spot whether contributions are keeping pace with upcoming major works.

Annual contributions compared with future building works

Managing agents, BCA and SLA lookups, and public records

Before relying on anything a seller or agent tells you, verify it against official sources. BCA's MCST enquiry service and SLA's title services let you confirm an MCST's registered details and request a subsidiary strata certificate of title.

A few checks worth doing early:

  • Confirm the managing agent's accreditation and the scope of their contract before assuming they handle something.
  • Download the latest AGM minutes and budget rather than accepting a summary secondhand.
  • Cross-check share value and lot boundaries against the registered strata title plan, not a floor plan from a listing.

Disputes and remedies: from mediation to the Strata Titles Board

Most disputes involve unpaid levies, disagreements over by-laws, or arguments about whose responsibility a repair is. Here's the typical escalation path:

  1. Raise the issue with the Management Council first, since many disputes resolve through a council decision or a vote at the next general meeting.
  2. If that fails, mediation is often faster and cheaper than formal proceedings.
  3. Unresolved disputes, including ones over common property boundaries or by-law enforcement, can be brought before the Strata Titles Board, which has the power to make binding orders.

Bring minutes, levy statements, and correspondence with the council when you escalate. A clear paper trail matters more than a strong argument on its own.

Buyer and new-owner due diligence checklist

Before you commit to a strata unit, work through these checks in order:

  1. Request the subsidiary strata certificate of title and confirm the lot's share value and boundaries against the registered strata title plan from SLA.
  2. Ask for the last two AGMs' minutes, the current budget, and the sinking fund balance, plus any planned major works.
  3. Confirm the parking allocation policy and the approval process for renovations before assuming your unit comes with specific entitlements, a point covered in our condo parking policy guide.
  4. Get clarity on stamp duty obligations. CEA guidance makes clear that agents are expected to flag these liabilities, and our breakdowns of buyer's stamp duty and seller's stamp duty cover the common scenarios.

For developments with aging common property, it's worth asking whether a structural condition survey has been commissioned. AEC Technical's structural survey service is one resource MCSTs use when budgeting for major works.

Pro Tip: Never rely on a verbal assurance about share value, levies, or renovation rules. Ask for the document and read it yourself.

A District 01 example of strata living done well

A large-scale development in District 01 near Marina South MRT illustrates how strata living works at scale: sky terraces, a lap pool, and a childcare centre all sit on common property that every owner funds together. Facilities like these stay in good shape only when by-laws are clear and AGMs are well attended. Owners who show up and vote shape the estate they live in.

— Velisa

Explore strata living at One Marina Gardens

If you're weighing up strata ownership in District 01, our unit types give a practical sense of what's available right now.

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There is a range of layouts from efficient 2 Bedroom homes to spacious 4BR Premium units, all sharing sky terraces, a lap pool, and a childcare centre as common property. The location approximately 160 meters from Marina South MRT adds daily convenience on top of the shared facilities.

  • 2 Bedroom and 3 Bedroom: suited to owner-occupiers wanting efficient layouts close to the CBD.
  • 3BR Premium and 4BR Premium: larger footprints intended for families or investors.

Check our price list and availability and reach out to book a showflat visit if District 01 strata living fits what you're looking for.

FAQ

What is a strata title board?

The Strata Titles Board is a statutory tribunal that hears and decides disputes related to strata developments, including disagreements over common property, by-laws, and boundary issues. It can make binding orders once a matter is formally brought before it, typically after council-level and mediation routes have been tried.

What are some things to check before buying into strata living?

Before buying, check the subsidiary strata certificate of title, recent AGM minutes, the sinking fund balance, and any planned major works. It also helps to confirm the by-laws, parking policy, and your stamp duty obligations, since these vary by situation and can affect your total cost.

What is the difference between land tenure and an estate?

Land tenure refers to the legal basis on which land is held, such as freehold or leasehold, while an estate describes the specific interest or rights a person holds in that land. A strata title combines individual ownership of a lot with a shared estate in the common property, governed collectively through the MCST.

Who owns most of the land in Singapore?

The majority of land in Singapore is state land managed by the government, with the Singapore Land Authority responsible for land administration and the registration of titles, including strata title plans. Private strata developments sit on land held under individual or MCST-held titles once subdivided.

Sources