A foreigner (non-SC, non-PR individual) buying any residential property in Singapore pays 60% ABSD on the purchase price. Combined with BSD (~3% effective), the total upfront tax on a S$2M condo is ~S$1.26M — over 60% of the purchase price. Free Trade Agreement nationals (US, Iceland, Liechtenstein, Norway, Switzerland) get SC-equivalent treatment. Landed property is generally off-limits except in Sentosa Cove.
The 60% foreigner ABSD is one of the highest residential-property surcharges in the world, raised from 30% to 60% in Apr 2023. It effectively closes the foreign individual buyer pool for mass-market Singapore residential property, channelling foreign capital toward FTA-eligible nationals, commercial property, and Singapore-resident family members.
The economic effect: foreign demand for Singapore prime residential collapsed by 60-70% in the 12 months following the Apr 2023 hike, with corresponding compression in luxury condo capital values (D9, D10, D11 ultra-prime). Recovery is partial as buyers absorb the new cost or pivot to FTA structures.
Three structural rules:
Free Trade Agreement equivalency — Citizens of US, Iceland, Liechtenstein, Norway, Switzerland receive Singapore Citizen ABSD treatment under reciprocal trade agreements. A US citizen pays 0% (1st), 20% (2nd), 30% (3rd+) — the SC schedule. Always verify the current FTA list.
Landed restriction unchanged — Foreigners cannot buy landed property on the mainland; Sentosa Cove permits foreign purchase subject to LDAU approval (case-by-case, 8-16 weeks).
No matrimonial remission for foreigners — Foreign buyers cannot claim the 6-month sell-and-refund remission, even if married to a Singaporean. Joint SC + foreign-spouse purchases are treated as foreigner-rate for the entire property.
Additional Buyer's Stamp Duty (ABSD) is the single biggest cash outlay you will make above the purchase price itself. Rates scale with buyer profile (citizen vs PR vs foreigner vs entity) and property count, and they have been revised upward multiple times since 2011 as a cooling-measure lever. This article translates the current IRAS schedule into concrete dollar figures at six realistic price points so you can size your cash-on-hand requirement before signing any OTP.
As a Foreigner, you pay an Additional Buyer's Stamp Duty (ABSD) rate of 60% on the purchase price or market value of any residential property in Singapore (whichever is higher). This is on top of the standard Buyer's Stamp Duty (BSD).
Stamp Duty at Different Price Points
The table below shows the combined BSD + ABSD payable at various purchase prices:
| Purchase Price | BSD | ABSD (60%) | Total Stamp Duty | % of Price |
|---|---|---|---|---|
| $500,000 | $9,600 | $300,000 | $309,600 | 61.9% |
| $1,000,000 | $24,600 | $600,000 | $624,600 | 62.5% |
| $1,500,000 | $44,600 | $900,000 | $944,600 | 63.0% |
| $2,000,000 | $69,600 | $1,200,000 | $1,269,600 | 63.5% |
| $3,000,000 | $129,600 | $1,800,000 | $1,929,600 | 64.3% |
| $5,000,000 | $249,600 | $3,000,000 | $3,249,600 | 65.0% |
What This Means for Your Budget
At a purchase price of $1.5 million, your total stamp duty is $944,600 — that's money you need upfront on top of your down payment. Factor this into your affordability calculation.
- Use the Stamp Duty Calculator for exact figures at your target price.
- Check the Affordability Calculator to see your true budget after stamp duty.
- Read our Complete Stamp Duty Guide for remission schemes and exemptions.
Foreigner ABSD cash demand at OTP — by price point:
| Purchase Price | BSD (~3% effective) | ABSD (60%) | Down-payment (25%) | Total Cash at OTP |
|---|---|---|---|---|
| S$1.0M | ~S$24,600 | S$600,000 | S$250,000 | ~S$874,600 |
| S$1.5M | ~S$44,600 | S$900,000 | S$375,000 | ~S$1,319,600 |
| S$2.0M | ~S$64,600 | S$1,200,000 | S$500,000 | ~S$1,764,600 |
| S$5.0M | ~S$224,600 | S$3,000,000 | S$1,250,000 | ~S$4,474,600 |
For S$2M+ purchases the upfront tax + down-payment exceeds 80% of the property value — effectively the foreigner is funding most of the purchase in cash even with maximum leverage.
Sources & methodology. ABSD schedule per IRAS ABSD rate table. BSD tiered rates per IRAS BSD rate table. Landed restriction per SLA: Foreigners Acquiring Landed Property (LDAU).
- Verify FTA national status first. US, Iceland, Liechtenstein, Norway, Switzerland citizens save 60pp on the first property — confirm with embassy or specialist tax counsel.
- Consider PR application if long-term commitment. PR drops the 1st rate to 5% (a 55pp saving). PR application is independent of property purchase but materially affects the buy-side economics.
- Cash-flow the full 60% upfront. ABSD must be paid in cash within 14 days of OTP exercise; not financeable. Confirm liquidity well before signing OTP.
- Cross-check the current rate. Cooling measures are repriced periodically; verify the foreigner rate on IRAS at the time of purchase, not relying on historical commentary.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- ABSD rates effective from 27 April 2023
- BSD brackets per Stamp Duties Act (progressive scale up to 6%)
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
When do I pay ABSD?
Can I claim an ABSD refund?
Does ABSD apply to commercial or industrial property?
How does foreigner status affect HDB resale eligibility?
Foreigners cannot purchase HDB. Only SCs and PRs (with 3-year PR status and family nucleus rules) may purchase HDB resale.