Answer

Condo Facility Checklist: What to Check When Viewing

Q: How do condo facilities affect MCST fees?

More facilities = higher maintenance costs. A full-facility condo (pool, gym, tennis, function rooms, 24hr concierge) typically charges $350-$800/month in MCST. A no-frills condo with just a pool and basic gym may charge $200-$400/month. Older facilities that need frequent repairs drive fees up further. Always ask for the latest AGM minutes to see planned maintenance costs.

Q: What should I check about the swimming pool?

Check water clarity (murky = poor maintenance), tile condition around the pool edge, whether the pool is heated (rare in SG, some luxury condos have it), pool hours, and if there is a separate kids pool. Ask when the pool was last resurfaced. A pool resurface costs $50K-$150K from the sinking fund, which may trigger a special levy if the fund is low.

Q: How important is the gym for resale value?

A well-equipped gym is consistently ranked as the most-used condo facility after the pool. Condos with modern gym equipment (less than 5 years old, branded machines like Technogym or Life Fitness) command a small premium. A run-down gym with broken equipment signals poor management and can put off buyers. Check equipment condition, ventilation, and operating hours.

Q: Should I worry about security features?

Yes. Check if there is 24-hour security (guard or concierge), CCTV coverage at entrances and car parks, intercom or video call access, auto-gate with access card, and visitor management system. Ask about recent security incidents. Gated condos with strong security are preferred by families and expat tenants, supporting both resale and rental demand.

Q: Do condo facilities affect rental yield?

Facilities have a measurable impact on rental demand, especially from expat tenants who prioritize pool, gym, and BBQ areas. However, higher MCST fees from extensive facilities eat into net yield. The sweet spot for rental yield is a mid-tier condo with a good pool, functional gym, and security, without rarely-used extras like bowling alleys or karaoke rooms that inflate MCST.

The unit is only half the picture. Facilities affect your monthly costs, daily life, and resale value.

Answer: When viewing a condo, check 5 key areas beyond the unit: (1) Pool — water clarity, tile condition, kids pool. (2) Gym — equipment age and brands, ventilation. (3) Security — 24hr guard, CCTV, access card system. (4) Parking — lot sizes, visitor spots, EV charging. (5) Common areas — lift condition, corridor cleanliness, landscaping. Facilities directly impact your MCST fees ($200–$800/mo) and resale value. Request the latest AGM minutes and sinking fund balance before committing.

The Complete Facility Checklist

Facility	What to Check	Red Flag
Swimming Pool	Water clarity, tile edges, depth markers, kids pool, pool deck furniture	Murky water, cracked tiles, no lifeguard hours posted
Gym	Equipment brands, machine condition, ventilation/AC, mirrors, flooring	Broken machines, no AC, outdated equipment (10+ years)
Security	Guard post (24hr?), CCTV, access card gates, intercom, visitor log	Unmanned guard post, broken intercom, tailgating-friendly gates
Car Park	Lot size, lighting, ventilation, visitor lots, EV charging, motorcycle lots	Tight lots (<2.4m wide), poor lighting, water stains on ceiling
Lifts	Wait time, number per block, cargo lift, modernisation date	Frequent breakdowns, only 2 lifts for 20+ floors, no cargo lift
Corridors & Lobbies	Cleanliness, lighting, paint condition, shoe rack clutter	Stained walls, dim lighting, cluttered common corridors
BBQ & Function Rooms	Number of pits, booking system, condition, party room size	Only 1 BBQ pit for 500+ units (long booking waits)
Playground	Equipment age, rubber flooring, shade, separation from road/pool	Rusty equipment, no shade, next to car park entrance
Tennis / Basketball Court	Surface condition, lighting for night play, booking availability	Cracked surface, no lights, converted to other use
Landscaping	Garden maintenance, tree health, water features, pest control	Overgrown, stagnant water (mosquitoes), dead plants

Facility Tiers & Typical MCST Fees

Tier	Typical Facilities	MCST Range
Basic	Pool, small gym, BBQ pit, playground	$200–$350/mo
Mid-Tier	Pool, gym, tennis, function room, 24hr security, landscaped gardens	$350–$550/mo
Full-Facility	50m pool, premium gym, tennis, clubhouse, concierge, sky garden, jacuzzi	$500–$800/mo
Luxury	All of the above + spa, private dining, wine cellar, golf simulator	$800–$1,500+/mo

MCST fees are for a typical 3-bedroom unit (1,000–1,200 sqft). Actual fees depend on share value, total units, and development age.

Facility Age: What Needs Replacing When

Older facilities cost more to maintain. Knowing the replacement cycle helps you anticipate special levies:

Item	Typical Lifespan	Replacement Cost
Pool resurfacing	10–15 years	$50K–$150K
Gym equipment (full set)	7–10 years	$30K–$80K
Lift modernisation	20–25 years	$100K–$200K per lift
CCTV system upgrade	5–8 years	$20K–$50K
Tennis court resurfacing	8–12 years	$15K–$30K
Exterior repainting	8–10 years	$200K–$500K+

These costs come from the sinking fund. If the fund is low and a big-ticket item is due, expect a special levy ($500–$5,000+ per unit).

Documents to Request Before Buying

→Latest AGM minutes — Shows what was discussed, planned maintenance, any disputes, and approved budget for the year.
→Sinking fund balance — A healthy fund is 3–6 months of MCST revenue. Below 2 months is a warning sign.
→MCST fee history — Ask for fees over the last 3–5 years. Steady increases of 3–5%/year are normal. Sudden jumps suggest unexpected repairs.
→Outstanding special levies — Check if any special levy has been approved or is pending. You inherit unpaid levies on completion.
→By-laws and house rules — Restrictions on pets, renovation hours, Airbnb/short-term rental, and use of common areas.

Planning Your Condo Purchase?

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FAQ

How do condo facilities affect MCST fees?