A Permanent Resident buying a second residential property pays 30% ABSD on the purchase price — e.g., S$450K on a S$1.5M condo. There is no matrimonial remission for PRs (that mechanism is SC-couples only). The 25pp jump from PR-1st (5%) to PR-2nd (30%) is the steepest single-step in the ABSD schedule and effectively prices most PRs out of a second property without first disposing of the first.
The 30% PR 2nd-property ABSD is a hard ceiling. Unlike SCs (who can claim matrimonial remission and recover the ABSD after selling the first property within 6 months), PRs have no equivalent path — the 30% is permanent.
For a PR couple looking to upgrade or hold both properties, the practical options are: (a) sell first property before second OTP exercise; (b) acquire SC status to access remission; (c) absorb the 30% as long-term holding cost.
Three structural rules:
No matrimonial remission for PRs — The 6-month sell-and-refund mechanism applies only to married Singapore Citizens jointly purchasing. Two PRs married to each other do not qualify, regardless of property usage.
Concurrent SC + PR couple treatment — A married SC + PR couple buying jointly is treated as a PR-couple purchase for ABSD purposes — the higher PR rate applies. To unlock SC matrimonial remission, the SC spouse must purchase solely in their own name (with appropriate financing structure).
Loan LTV escalation — Beyond ABSD, MAS LTV rules drop to 45% maximum for the 2nd property loan (vs 75% for 1st), increasing down-payment cash demand.
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 Permanent Resident (2nd+ Property), you pay an Additional Buyer's Stamp Duty (ABSD) rate of 30% 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 (30%) | Total Stamp Duty | % of Price |
|---|---|---|---|---|
| $500,000 | $9,600 | $150,000 | $159,600 | 31.9% |
| $1,000,000 | $24,600 | $300,000 | $324,600 | 32.5% |
| $1,500,000 | $44,600 | $450,000 | $494,600 | 33.0% |
| $2,000,000 | $69,600 | $600,000 | $669,600 | 33.5% |
| $3,000,000 | $129,600 | $900,000 | $1,029,600 | 34.3% |
| $5,000,000 | $249,600 | $1,500,000 | $1,749,600 | 35.0% |
What This Means for Your Budget
At a purchase price of $1.5 million, your total stamp duty is $494,600 — 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.
PR Upgrading to SC
If you obtain Singapore Citizenship after purchasing your property, you may apply for ABSD remission on the difference between the PR and SC rates, subject to conditions. Consult IRAS for eligibility.
PR 2nd-property cash demand at OTP — by price point:
| Purchase Price | BSD (~3% effective) | ABSD (30%) | Down-payment (45%) | Total Cash at OTP |
|---|---|---|---|---|
| S$1.0M | ~S$24,600 | S$300,000 | S$450,000 | ~S$774,600 |
| S$1.5M | ~S$44,600 | S$450,000 | S$675,000 | ~S$1,169,600 |
| S$2.0M | ~S$64,600 | S$600,000 | S$900,000 | ~S$1,564,600 |
The combination of 30% ABSD + 45% down-payment ratio means PR 2nd purchases require liquid cash exceeding the property's loan-financed portion — a meaningful barrier even for high-income PR households.
Sources & methodology. ABSD schedule per IRAS ABSD rate table. BSD tiered rates per IRAS BSD rate table. LTV per MAS Notice 645 (TDSR/MSR framework).
- Pursue SC matrimonial remission path if applicable. If one spouse is SC, structuring the 2nd-property purchase in the SC spouse's sole name (with appropriate financing) preserves the 6-month remission option.
- Dispose of first property before 2nd OTP. The cleanest tax outcome for PRs is to sell first, buy second — accepting the temporary homeless gap.
- Cash-flow the 30% upfront. Confirm liquid cash exceeds ABSD (S$300K-600K typical) plus down-payment plus 6-month buffer.
- Consider acquiring SC status if applicable. For PR couples with long-term Singapore commitment, conversion to SC unlocks both the lower 1st rate and the matrimonial remission framework.
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?
What if one spouse is SC and the other is PR?
Joint purchase is treated as PR-couple for ABSD (the higher rate applies). To access SC matrimonial remission, the SC spouse must purchase solely in their own name, with bank loan and CPF structured accordingly.
Is there any way to reduce PR 2nd ABSD?
Legally, only by disposing of the first property before exercising OTP on the second (becoming a 1st-property purchase). Buying via entity (company / trust) triggers the 65% entity rate which is worse, not better.