Singapore Property Stamp Duty Calculator

What Is Buyer's Stamp Duty (BSD) in Singapore?

Buyer's Stamp Duty (BSD) is a tax levied on all property purchases in Singapore, payable to the Inland Revenue Authority of Singapore (IRAS). It applies to both residential and non-residential properties, and the amount is calculated based on the higher of the purchase price or the market valuation of the property. This means even if you negotiate a condo down from $2.5 million to $2.3 million, but the bank values it at $2.5 million, your BSD will be computed on $2.5 million.

For residential properties, BSD is calculated on a tiered basis. The first $180,000 attracts 1%, the next $180,000 attracts 2%, the following $640,000 attracts 3%, the next $500,000 attracts 4%, the subsequent $1.5 million attracts 5%, and any amount above $3 million attracts 6%. For non-residential properties such as commercial shophouses or industrial units, the maximum rate is capped at 5%.

BSD must be paid within 14 days of executing the Sale and Purchase Agreement if signed in Singapore, or within 30 days if signed overseas. Late payment incurs penalties of up to 50% of the duty owed, plus interest. You can pay BSD via the IRAS e-Stamping portal using GIRO, cheque, or cashier's order, and subsequently apply for reimbursement from your CPF Ordinary Account.

Additional Buyer's Stamp Duty (ABSD) Rates and Rules

Additional Buyer's Stamp Duty (ABSD) was introduced as a property cooling measure to moderate investment demand and keep residential properties affordable for Singaporeans. Unlike BSD, ABSD only applies to residential properties, and the rate depends entirely on your residency status and the number of residential properties you already own at the time of purchase.

As of 2025, Singapore Citizens pay 0% ABSD on their first property, making homeownership accessible for genuine owner-occupiers. However, the rate jumps to 20% for a second property and 30% for a third or subsequent property. For Permanent Residents, the first property incurs 5% ABSD, the second 30%, and the third or more 35%.

Foreigners face the steepest rates. Since the 27 April 2023 cooling measures, non-FTA foreigners pay a flat 60% ABSD on any residential property purchase, regardless of whether it is their first. On a $2 million condo, this translates to $1.2 million in ABSD alone, plus BSD. Entities and trusts are charged 65%, while housing developers pay 35% plus a 5% non-remittable component.

ABSD Exemptions and Remissions

Not all foreigners pay 60%. Under Singapore's Free Trade Agreements (FTAs), nationals of the United States, Switzerland, Norway, Iceland, and Liechtenstein are treated the same as Singapore Citizens for ABSD purposes. A US citizen buying their first residential property in Singapore pays 0% ABSD, saving potentially over a million dollars compared to other foreigners on high-value purchases.

Married couples where one spouse is a Singapore Citizen may also qualify for ABSD remission when purchasing a second property jointly, provided they sell their first property within a specified timeframe. Additionally, seniors aged 55 and above who sell a higher-value private property and rightsize to a lower-value one may qualify for an ABSD refund under specific conditions introduced in recent years.

How ABSD Affects Your Total Entry Cost

When budgeting for a property purchase, ABSD often represents the largest single cash outlay after the down payment. Because ABSD cannot be financed through your housing loan, it must be paid using cash or CPF funds. This significantly impacts your liquidity. For example, a Singapore Citizen couple upgrading from an HDB to a $1.8 million condo while keeping their flat will need $360,000 in cash or CPF just for ABSD, plus approximately $64,600 for BSD, before factoring in the minimum cash down payment and legal fees.

Seller's Stamp Duty (SSD): July 2025 Changes Explained

Seller's Stamp Duty (SSD) is payable if you sell a residential property within a specified holding period from the date of acquisition. It was originally introduced in 2010 to curb speculative flipping. On 3 July 2025, the Singapore government announced significant changes to the SSD regime, reverting to a structure similar to the pre-2017 framework.

For properties purchased on or after 4 July 2025, the new SSD rates are: 16% if sold within 1 year, 12% if sold within 2 years, 8% if sold within 3 years, and 4% if sold within 4 years. After 4 years, no SSD is payable. Properties acquired between 11 March 2017 and 3 July 2025 continue to follow the old 3-year schedule: 12%, 8%, and 4%.

These changes were triggered by a sharp increase in private residential property transactions with short holding periods, particularly sub-sales of uncompleted units. The government aims to discourage speculative activity while ensuring genuine homeowners and long-term investors remain largely unaffected.

It is important to note that HDB flat owners are not affected by SSD changes because they are already subject to a 5-year Minimum Occupation Period (MOP) before they can sell their flat. SSD is calculated on the higher of the selling price or market value at the time of disposal, and must be paid within 14 days of the sale contract.

Step-by-Step Guide to Calculating Your Total Stamp Duty

Calculating your total property stamp duty in Singapore involves three clear steps. Our calculator automates this process, but understanding the mechanics helps you verify the numbers and plan your finances accurately.

Real-World Stamp Duty Scenarios

To illustrate how dramatically stamp duty varies by buyer profile, here are four realistic scenarios based on current 2025–2026 rates. All examples assume residential properties and use the higher of price or valuation.

Using CPF for Stamp Duty and Payment Deadlines

A common question among buyers is whether CPF can be used to pay stamp duty. The answer is yes, but with an important procedural caveat. You must first pay the BSD and ABSD in cash upfront, then apply for a one-time reimbursement from your CPF Ordinary Account. This reimbursement is typically processed together with your application to use CPF savings for the property purchase.

The deadline for stamp duty payment is strict: 14 days from the date of execution of the Sale and Purchase Agreement for documents signed in Singapore, or 30 days for documents signed overseas. Missing this deadline results in penalties of up to 50% of the duty owed, plus daily interest. There is no option for installment payments or deferment.

For sellers, SSD must also be paid within 14 days of the sale contract. In collective sale scenarios, all owners—including those who did not consent—are liable for SSD if the sale occurs within the holding period. However, penalty waivers may be granted favorably if the stamping and waiver request are submitted within 14 days of the executed contract.

Frequently Asked Questions About Singapore Stamp Duty