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Singapore Stamp Duty Guide: Understanding Property Taxes
Stamp duty is a tax levied by the Singapore government on property transactions, applicable to the purchase of residential and commercial properties. Administered by the Inland Revenue Authority of Singapore (IRAS), it is calculated based on the property's purchase price or market value, whichever is higher.
Payment is required within 14 days of signing the Sale and Purchase Agreement, or 30 days if the agreement is signed overseas. Stamp duty serves to regulate the property market, generate revenue, and influence buyer behavior, forming a key cost for buyers in Singapore as of 2025.
Stamp duty in Singapore is a government-imposed tax on property transactions, designed to moderate market demand, discourage excessive investment, and favor local buyers over foreigners. It consists of two major components that every property buyer needs to understand:
The universal tax applied to ALL property purchases
Extra tax determined by buyer profile and property count
Both components work together to form your total stamp duty obligation. Understanding each one is essential for accurate budgeting when purchasing property in Singapore.
Both BSD and ABSD follow specific rate structures that determine your total stamp duty obligation. Let's break down how each component is calculated and applied.
The Buyer's Stamp Duty employs a tiered structure where different portions of your property's value are taxed at increasing rates. This progressive system ensures that higher-value properties face proportionally higher tax burdens.
| Property Value Portion | BSD Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Above $3,000,000 | 6% |
For a property valued at $1,200,000, the BSD would be calculated as:
- First $180,000: 1% = $1,800
- Next $180,000: 2% = $3,600
- Next $640,000: 3% = $19,200
- Remaining $200,000: 4% = $8,000
Additional Buyer's Stamp Duty (ABSD) is an extra tax imposed on top of BSD, determined by the buyer's nationality, residency status, and number of properties owned. Its rates, last updated in April 2023, aim to curb multiple property ownership and foreign purchases.
| Buyer Profile | ABSD Rate |
|---|---|
| Singapore Citizen, 1st property | 0% |
| Singapore Citizen, 2nd property | 20% |
| Singapore Citizen, 3rd or subsequent property | 30% |
| Permanent Resident (PR), 1st property | 5% |
| Permanent Resident (PR), 2nd property | 30% |
| Permanent Resident (PR), 3rd or subsequent property | 35% |
| Foreigner, any property | 60% |
| Entities (e.g., companies), any property | 65% |
| Housing developers | 35% (remissible) |
For a Singapore PR buying a second property worth $1,200,000:
While both BSD and ABSD are part of the stamp duty framework, they serve distinct purposes in Singapore's property tax system:
| Feature | Buyer's Stamp Duty (BSD) | Additional Buyer's Stamp Duty (ABSD) |
|---|---|---|
| Applicability | Universal - applies to all buyers | Profile-specific - varies by buyer status |
| Rate Structure | Progressive tiers (1% to 6%) | Flat rate (0% to 65%) |
| Main Factor | Property value | Buyer profile and property count |
| Can be avoided? | No - mandatory for all purchases | Yes - certain buyers pay 0% (e.g., first-time Singapore citizens) |
When purchasing property in Singapore, you'll need to pay both BSD and ABSD (if applicable). For example:
A Singapore PR buying their second property valued at $1,200,000 would pay:
- BSD: $32,600 (as calculated using the tiered rates)
- ABSD: $360,000 (30% of $1,200,000)
- Total stamp duty: $392,600
This combined tax obligation significantly impacts purchasing decisions and must be factored into your property budget planning.
Purpose of BSD and ABSD in Singapore's Property Market
Singapore's dual stamp duty framework serves multiple strategic objectives in the property market:
Buyer's Stamp Duty (BSD)
Buyer's Stamp Duty establishes a consistent tax foundation for all property transactions. Its progressive structure ensures that:
Additional Buyer's Stamp Duty (ABSD)
Additional Buyer's Stamp Duty functions as a targeted policy tool to address specific property market concerns:
Together, BSD and ABSD create a comprehensive framework that balances revenue generation with market stabilization, helping Singapore maintain a sustainable property ecosystem that prioritizes home ownership among citizens while still allowing controlled investment activity.
While stamp duty is unavoidable in Singapore property transactions, there are legitimate ways to optimize your tax position:
Consider selling your existing property before purchasing a new one to avoid the higher ABSD rates for multiple property ownership.
Married couples with at least one Singapore citizen may qualify for ABSD remission.
First-time Singapore citizen buyers face the lowest stamp duty burden with 0% ABSD, making it advantageous to purchase your first property as a Singapore citizen.
Consider the number of properties you already own when planning your next purchase. This can help you qualify for ABSD remission or lower rates.
Frequently Asked Questions About Stamp Duty Calculator in Singapore
You must pay stamp duty within 14 days from exercising the Option-To-Purchase (OTP).
BSD (Buyer’s Stamp Duty) in Singapore is calculated using a tiered rate system based on the purchase price or market value, whichever is higher.
Here’s the updated tier breakdown:
| Property Value Tier | BSD Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Amount above $3M | 6% |
| Profile of buyer | ABSD rates from 16 Dec 2021 to 26 Apr 2023 | ABSD rates on or after 27 Apr 2023 |
|---|---|---|
| Singapore Citizens (SC) buying first residential property | Not applicable | Not applicable |
| SC buying second residential property | 17% | 20% |
| SC buying third and subsequent residential property | 25% | 30% |
| Singapore Permanent Residents (SPR) buying first residential property | 5% | 5% |
| SPR buying second residential property | 25% | 30% |
| SPR buying third and subsequent residential property | 30% | 35% |
| Foreigners (FR) buying any residential property | 30% | 60% |
| Entities2buying any residential property | 35% | 65% |
| Housing Developers buying any residential property | 35% (Plus additional 5% (non-remittable)) | 35% (Plus additional 5% (non-remittable)) |
For HDBs, New Launch Condos, and Executive Condos, you may use CPF upfront to pay for stamp duty.
For Completed Private Properties, stamp duty must be paid in cash upfront. However, you may choose to reimburse it from your CPF upon completion.
For delays not exceeding 3 months: A penalty of $10 or an amount equal to the duty payable, whichever is higher, will be imposed.
For delays exceeding 3 months: A penalty of $25 or four times the duty payable, whichever is higher, will be imposed.