Last Updated on August 21, 2026
Current BSD & ABSD rates at a glance (2026)
This guide summarises the current Buyer’s Stamp Duty (BSD) and Additional Buyer’s Stamp Duty (ABSD) in Singapore. Rates apply to the higher of the purchase price or market value and are administered by the Inland Revenue Authority of Singapore (IRAS). Stamp duty is generally due within 14 days of signing the document in Singapore (use the IRAS Stamp Duty Calculator link below to compute exact amounts).
Last verified against IRAS and MOF guidance on 21 Aug 2026.
BSD quick reference (from 15 Feb 2023)
| Tiered amount | Residential | Non-residential |
|---|---|---|
| First $180,000 | 1% | 1% |
| Next $180,000 | 2% | 2% |
| Next $640,000 | 3% | 3% |
| Next $500,000 | 4% | 4% |
| Next $1,500,000 | 5% | 5% |
| Amount exceeding $3,000,000 | 6% | 5% |
Current ABSD rates in Singapore (from 27 Apr 2023)
| Buyer profile | First residential property | Second residential property | Third & subsequent | Notes |
|---|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% | |
| Singapore Permanent Resident (SPR) | 5% | 30% | 35% | |
| Foreigners (individuals) | 60% | 60% | 60% | Applies to residential purchases by foreign individuals, except where qualifying foreigners are eligible for ABSD remission under Free Trade Agreement rules. |
| Entities (non-developers) | 65% | 65% | 65% | Applies to any residential purchase |
| Housing developers | N/A | N/A | N/A | 35% ABSD may be remitted subject to conditions, plus 5% non-remittable ABSD. Commencement, completion and sale timelines apply to retain remission, with revised extended timelines from 29 Jul 2026 for qualifying large and mega en bloc redevelopment sites. |
| Trustees (living trusts) | N/A | N/A | N/A | 65% ABSD (Trust) is payable upfront. Refund may apply based on beneficiary profile, subject to conditions. |
Key ABSD exceptions and remissions
- Qualifying foreigners under Free Trade Agreement rules: Nationals of the United States of America, and nationals or permanent residents of Iceland, Liechtenstein, Norway or Switzerland, may be accorded the same stamp duty treatment as Singapore Citizens if remission conditions are met.
- Married couples with a Singapore Citizen spouse: Full ABSD remission may apply for a joint purchase under both spouses’ names only if the couple includes a Singapore Citizen spouse and both spouses do not own any residential property. An ABSD refund may also be available when a married couple buys a replacement home and sells the first residential property within the required timeline.
- Single Singapore Citizen seniors aged 55 and above: For purchases of a second residential property on or after 16 Feb 2024, eligible single SC seniors aged 55 and above may claim an ABSD refund if all conditions are met.
- Buying an HDB resale flat after selling private property: ABSD remission may be available upfront because of HDB disposal requirements, although SPRs generally still pay 5% ABSD on their first residential property.
- ABSD (Trust): 65% is payable upfront for residential property transferred into a living trust, and a refund may be available based on the beneficiary profile if IRAS remission conditions are satisfied.
Quick summary: BSD and ABSD in Singapore
- BSD applies to all property purchases in Singapore and is calculated using progressive marginal rates.
- ABSD is payable on top of BSD for liable buyers of residential property, depending on buyer profile and property count.
- Payment deadline: typically within 14 days of signing in Singapore. Late stamping attracts penalties.
- Use the IRAS Stamp Duty Calculator to compute BSD and ABSD for your scenario.
Table of contents
- What is Buyer’s Stamp Duty (BSD)?
- BSD rates and examples
- What is Additional Buyer’s Stamp Duty (ABSD)?
- ABSD rates, profiles and key rules
- ABSD calculation examples
- ABSD remission for foreigners under Free Trade Agreements
- ABSD (Trust)
- When and how to pay BSD/ABSD
- FAQs
Recent changes and effective dates
On Dec 15th, 2021 the Singapore Government announced a package of measures to cool the private residential and HDB resale markets. With effect from 16 December 2021, Additional Buyer’s Stamp Duty (ABSD) rates were raised, and the Total Debt Servicing Ratio (TDSR) threshold was tightened. HDB loan LTV is currently 75% (effective Aug 20, 2024), following earlier reductions from 90% to 85% (Dec 16, 2021) and to 80% (Sep 30, 2022). TDSR is 55% for loans where the OTP/S&P is dated on or after Dec 16, 2021.
Update: (16-March-2023)
During Budget 2023, the Government announced that BSD rates for both residential and non-residential properties will be raised with effect from 15 Feb 2023.
Update: (26-April-2023)
On 26 Apr 2023, the Government announced that ABSD rates will be raised with effect from 27 Apr 2023, to promote a sustainable property market. There was a transitional ABSD remission only where the OTP was granted on or before 26 Apr 2023, exercised by 17 May 2023 (or earlier OTP expiry), and not varied after 27 Apr 2023.
Update: (29-July-2026)
From 29 Jul 2026, the ABSD housing developer remission timeline rules were revised for qualifying large and mega en bloc redevelopment sites. Developers still have to meet the relevant commencement, completion and sale conditions to retain remission, but qualifying large and mega sites may receive extended timelines, with an intermediate 50% sale condition applying to mega en bloc sites.
What is Buyer’s Stamp Duty (BSD)?
As long as you are buying property located in Singapore, you will need to pay BSD. The amount of Buyer Stamp Duty you will need to pay is computed based on the purchase price of the property or the market value of the property (whichever is higher).
Before 20 February 2018, the maximum percentage of BSD you will have to pay on all properties was up to 3%.
Since then two main changes were implemented:
- There are now differentiated BSD rates on residential and non-residential properties (here is how to differentiate between them).
- The BSD rate for residential properties went up; the maximum percentage of BSD you will have to pay on residential properties is now up to 6%.
How Much Buyer’s Stamp Duty Do I Need to Pay?
| Purchase Price or Market Value of the Property | BSD Rates for Residential Properties | BSD Rates for Non-Residential Properties |
|---|---|---|
| First $180,000 | 1% | 1% |
| Next $180,000 | 2% | 2% |
| Next $640,000 | 3% | 3% |
| Next $500,000 | 4% | 4% |
| Next $1,500,000 | 5% | 5% |
| Amount exceeding $3M | 6% | 5% |
*BSD is rounded down to the nearest dollar, subject to a minimum duty of $1.
Buying a property above the BSD thresholds ($180,000, $360,000, $1,000,000, $1,500,000 and $3,000,000 for residential property; and up to $1,500,000 for non-residential property) means higher marginal BSD rates apply.
Let’s say you were to purchase a property that costs $1.5 million at market value:
| Market Value of the Property | BSD Rate | Calculation |
|---|---|---|
| First $180,000 | 1% | = $1,800 (1% x $180,000) |
| Next $180,000 | 2% | = $3,600 (2% x $180,000) |
| Next $640,000 | 3% | = $19,200 (3% x $640,000) |
| Remaining Amount | 4% | = $20,000 (4% x $500,000) |
| BSD Payable (rounded down to the nearest dollar) | = $44,600 ($1,800 + $3,600 + $19,200 + $20,000) |
Compared to a property that costs $500,000:
| Market Value of the Property | BSD Rate | Calculation |
|---|---|---|
| First $180,000 | 1% | = $1,800 (1% x $180,000) |
| Next $180,000 | 2% | = $3,600 (2% x $180,000) |
| Next $640,000 | 3% | = $4,200 (3% x $140,000) |
| BSD Payable (rounded down to the nearest dollar) | = $9,600 ($1,800 + $3,600 + $4,200) |
As evident above, you should expect to pay more BSD on a higher-priced property because BSD is calculated using progressive marginal rates.
Buyer’s Stamp Duty Calculator Singapore
Before making a property purchase, you can use the Stamp Duty Calculator from the Inland Revenue Authority of Singapore (IRAS) website to calculate the exact amount of BSD you’ll need to pay.
What is Additional Buyer’s Stamp Duty?
You’ll need to pay Additional Buyer’s Stamp Duty (ABSD) on top of BSD if you’re a(n):
- Singapore Citizen (SC) making a second residential property purchase or subsequent property purchases
- Singapore Permanent Resident (SPR) making your first residential property purchase
- Foreigner making any residential property purchase, unless an ABSD remission applies under qualifying Free Trade Agreement rules
- An entity (65%)
ABSD is payable on top of BSD for liable buyers of residential property in Singapore, depending on the buyer’s profile and the number of residential properties owned.
ABSD rates and remission rules should be verified against IRAS before purchase, especially if your buyer profile involves foreign nationality, a trust, joint buyers, replacement property or developer timelines.
Why is there a need for ABSD?
It is part of a broader set of property market measures to moderate investment demand and support a stable and sustainable housing market.
And to curb excessive speculation.
That’s not great for people who are actually looking for a place to stay.
In particular, it helps to keep residential properties affordable.
Especially for Singapore Citizens looking to buy their first residential property.
What Types of Properties are Considered a Residential Property Under ABSD?
HDB
- HDB Flats
- HDB void deck shops with residential floor
- Executive Condominiums (EC)
Private Property
- Condominiums
- Bungalows
- Terrace Houses
- Shophouses with living quarters
How Much Additional Buyer’s Stamp Duty Do I Need to Pay?
The amount of ABSD you will need to pay is based on your residency status and nationality at the point of making the property purchase.
The applicable ABSD rate is based on the buyer’s profile on the date of purchase, and the buyer must have been granted Singapore Citizenship or Singapore Permanent Resident status by ICA as at that date to enjoy the lower ABSD liability.
It is also dependent on whether the buyer is an individual or entity.
Entities are defined as the following:
- An unincorporated association
- A trustee for a collective investment scheme when acting in that capacity
- A trustee-manager for a business trust when acting in that capacity
- The partners of the partnership whether or not any of them is an individual, where the property conveyed, transferred or assigned is to be held as partnership property
*Entities (non-developers) pay ABSD at 65% from 27 Apr 2023. Developers incur 35% ABSD that may be remitted subject to conditions plus an additional 5% non-remittable ABSD; commencement, completion and sale timelines apply to retain remission, with revised extended timelines from 29 Jul 2026 for qualifying large and mega en bloc redevelopment sites.
The ABSD percentages shown below will be applicable to the property’s market value or purchase price (whichever is higher).
Another thing to note is that so long as a buyer owns any interest in a property, that property will be included in the number of properties owned.
Let’s say a person was to jointly own residential property with their partner and own a 30% share of another property with his/her sibling.
IRAS considers that as the person owning two properties.
ABSD is rounded down to the nearest dollar, subject to a minimum duty of $1.
ABSD Calculation Examples Singapore
Here’s how ABSD works using a $1.5 million residential property as an example. These examples only show ABSD; BSD is payable separately.
| Scenario | ABSD rate | Calculation | ABSD payable |
|---|---|---|---|
| Singapore Citizen buying a second residential property | 20% | 20% x $1,500,000 | $300,000 |
| Singapore Permanent Resident buying a first residential property | 5% | 5% x $1,500,000 | $75,000 |
| Foreign individual buying a residential property | 60% | 60% x $1,500,000 | $900,000, unless qualifying FTA remission applies |
| Joint purchase where one Singapore Citizen owns one residential property and the other owns none | 20% | 20% x $1,500,000 | $300,000, because the highest applicable ABSD profile applies to the whole purchase |
For a married couple buying a replacement home, ABSD may first be payable on the second residential property. If the couple qualifies and sells the first residential property within the required timeline, they may apply for an ABSD refund.
ABSD for Those Buying Multiple Properties
Although many properties may be bought under a single contract, each property will be counted as separate property. You may choose any one of the multiple properties to be subject to ABSD.
ABSD for Property Bought With Someone Else
If a property is bought jointly by people of different profiles, the profile with the highest ABSD rate will be used.
For example, let’s say you wanted to buy a property with your partner. Your partner owns a property but you do not.
If both buyers are Singapore Citizens and the partner owns one residential property, the applicable ABSD rate would be the Singapore Citizen second-property rate of 20%.
ABSD for Property Bought for Beneficial Owner
If you (A) are buying a residential property to be held in trust for the beneficial owner (B), ABSD (Trust) of 65% is payable upfront for living trusts; a refund may be granted based on the beneficiaries’ profiles if remission conditions are met.
For example, where the beneficial owner (B) owns no residential property, a refund may be available upon application if all remission conditions are satisfied.
ABSD Remission for Foreigners Under Free Trade Agreements
Foreign individuals generally pay 60% ABSD when buying residential property in Singapore. However, qualifying foreigners may be eligible for ABSD remission under Free Trade Agreement rules and receive the same stamp duty treatment as Singapore Citizens.
This may apply to nationals of the United States of America, and nationals or permanent residents of Iceland, Liechtenstein, Norway or Switzerland, if the relevant remission conditions are met.
That means a qualifying buyer under these rules may not automatically be treated under the 60% foreigner ABSD rate. The actual ABSD position depends on the buyer’s nationality or permanent residency status, property count, manner of purchase and whether the remission conditions are satisfied.
ABSD (Trust)
From 9 May 2022, an ABSD applied on any transfer of residential property into a living trust i.e. a trust that is created by a person during his or her lifetime; from 27 Apr 2023, the rate is 65%.
The ABSD (Trust) is to be payable upfront and will apply for any conveyance, assignment, or transfer on sale of residential property into a living trust irrespective of whether there are identifiable beneficial owners of the property.
Update: Trustee increase to 65% in the 27 April 2023 ABSD revision
Additional Buyer’s Stamp Duty Calculator
Before making a property purchase, you can also use the Stamp Duty Calculator from the IRAS website to calculate the exact amount of ABSD you’ll need to pay.
ABSD Remission and Refund: When You May Not Need to Pay ABSD
There are a few situations where you will not need to pay ABSD.
When you are already contracted to sell your current residential property before you sign the Option to Purchase your new one.
IRAS considers that you only have ownership of only one residential property, so you’re exempted.
OR.
When you are selling your private property and buying an HDB resale flat.
ABSD remission may be granted upfront due to HDB disposal requirements; note that SPRs still generally pay 5% on their first residential property.
ABSD Remission For Married Couples
In general, foreigners and Permanent Residents are required to pay ABSD.
Full ABSD remission may apply where a married couple jointly purchases a residential property under both spouses’ names only, the couple includes a Singapore Citizen spouse, and both spouses do not own any residential property.
In addition, you can get a refund on your ABSD if you’re moving to another house as a married couple.
To obtain the ABSD refund on a second residential property, the first residential property must generally be sold within six months after the purchase date of the completed second property, or within six months after the issue date of the TOP or CSC, whichever is earlier, if the second property was uncompleted at purchase; the refund application must generally be made within six months after the sale of the first property unless the automatic refund process applies.
ABSD Concession for Single Singapore Citizen Seniors
For purchases of a second residential property on or after 16 Feb 2024, eligible single Singapore Citizen seniors aged 55 and above may claim a refund of ABSD paid on the second residential property, subject to conditions.
This concession is intended to help single SC seniors right-size to a replacement private residential property. The conditions include ownership and sale requirements for the first residential property, so the refund should be checked before committing to the purchase.
ABSD (Trust) Remission
A trustee may apply to the IRAS for the remission of ABSD (Trust) via a refund, where the conveyance, assignment or transfer on sale of residential property to a person i.e. trustee, is held on trust for one or more identifiable individual beneficiaries only.
The amount remitted will be based on the difference between the ABSD (Trust) rate of 65% and ABSD rate corresponding to the profile of the beneficial owner with the highest applicable ABSD rate.
Moreover, the application for the refund must be made within six months after the date of execution of the instrument.
ABSD Housing Developer Timeline Extension 2026
Housing developers are subject to a separate ABSD regime from individual home buyers. The 35% ABSD may be remitted if the developer meets the required conditions, while the additional 5% ABSD is non-remittable.
From 29 Jul 2026, qualifying large and mega en bloc redevelopment sites may receive revised extended timelines for ABSD housing developer remission. Mega en bloc sites are also subject to an intermediate 50% sale condition, on top of the relevant commencement, completion and sale requirements.
When and how to pay BSD/ABSD
Stamp duty is usually due within 14 days of the date of the instrument if signed in Singapore. If the instrument is signed overseas, stamping is typically due within 30 days after it is received in Singapore. Late payment attracts penalties imposed under the Stamp Duties Act.
Payment modes on IRAS myTax Portal include GIRO, PayNow QR, AXS, one-time GIRO deduction using DBS/POSB and Internet Banking Fund Transfer; CPF Ordinary Account use is subject to CPF Board rules and your solicitor’s arrangements.
FAQs: BSD Singapore 2026 and ABSD Singapore 2026
Do first-time Singapore Citizens pay ABSD?
SCs buying their first residential property do not pay ABSD.
Do PRs pay ABSD on their first property?
Yes. SPRs pay 5% on their first residential property.
Do foreigners always pay 60% ABSD in Singapore?
Foreign individuals generally pay 60% ABSD on residential property purchases. Qualifying foreigners may receive the same stamp duty treatment as Singapore Citizens if ABSD remission applies under Free Trade Agreement rules.
Who qualifies for FTA ABSD remission in Singapore?
ABSD remission under Free Trade Agreement rules may apply to nationals of the United States of America, and nationals or permanent residents of Iceland, Liechtenstein, Norway or Switzerland, subject to conditions.
Can single Singapore Citizen seniors get an ABSD refund?
For purchases of a second residential property on or after 16 Feb 2024, eligible single Singapore Citizen seniors aged 55 and above may claim an ABSD refund if they meet the remission conditions.
Can I use CPF to pay BSD or ABSD?
CPF OA funds may be used subject to CPF Board rules and your lawyer’s arrangements. If CPF cannot be used upfront, your lawyer may arrange reimbursement from CPF after completion.
When must BSD and ABSD be paid?
Typically within 14 days of signing in Singapore (or 30 days after receipt in Singapore if signed overseas). Stamping is required before lodging caveats or completing the purchase.
How does ABSD work for joint buyers?
The highest applicable ABSD rate among the joint buyers applies to the whole purchase. Property count includes any partial interests owned.
How does ABSD (Trust) remission work?
ABSD (Trust) of 65% is payable upfront for residential property transferred into a living trust. A refund may be granted based on the beneficiary’s profile if all IRAS remission conditions are met and the application is made within the stated timeline.
How are mixed-use properties treated for ABSD?
ABSD applies to the residential component of a property. For properties such as shophouses with living quarters or HDB shops with a residential floor, the residential portion may be relevant for ABSD treatment.
What changed for housing developer ABSD timelines in 2026?
From 29 Jul 2026, qualifying large and mega en bloc redevelopment sites may receive revised extended timelines for ABSD housing developer remission. Mega en bloc sites also have an intermediate 50% sale condition.
