A Singapore Citizen buying a second residential property pays 20% ABSD on the purchase price — e.g., S$300K on a S$1.5M condo. This is on top of BSD (~3% effective rate). Refundable under the matrimonial remission only if buying jointly with spouse AND selling the first property within 6 months. The ABSD outlay is paid upfront at OTP exercise.
The 20% ABSD on an SC second property is the single largest upfront tax in Singapore residential transactions and the most common trigger for "sell first then buy" sequencing. The remission mechanism is real but narrowly scoped — only married SCs buying jointly qualify, and the 6-month sell-window starts from the second property's OTP exercise date.
For a S$1.5M condo purchase, the ABSD outlay (S$300K) plus BSD (~S$44.6K) plus down-payment (25% = S$375K) creates a cash demand of ~S$720K at OTP — before any consideration of legal, valuation, agent costs.
Three rules govern the SC second-property ABSD:
Rate schedule — Current SC 2nd: 20% (raised from 17% in Apr 2023 cooling measures). SC 3rd+ properties: 30%. PR 1st: 5%, PR 2nd: 30%. Foreigner: 60%. Entity (company / trust): 65%. Always cross-check the current IRAS rate before transacting.
Matrimonial remission — Married SC couples buying jointly are deemed a single buyer for ABSD purposes; refund of ABSD paid is available if the first matrimonial home is sold within 6 months of the second property purchase OTP exercise.
Settlement timing — ABSD is paid within 14 days of OTP exercise (along with BSD). Cannot be financed via bank loan or CPF — must be cash.
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 Singapore Citizen (2nd Property), you pay an Additional Buyer's Stamp Duty (ABSD) rate of 20% 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 (20%) | Total Stamp Duty | % of Price |
|---|---|---|---|---|
| $500,000 | $9,600 | $100,000 | $109,600 | 21.9% |
| $1,000,000 | $24,600 | $200,000 | $224,600 | 22.5% |
| $1,500,000 | $44,600 | $300,000 | $344,600 | 23.0% |
| $2,000,000 | $69,600 | $400,000 | $469,600 | 23.5% |
| $3,000,000 | $129,600 | $600,000 | $729,600 | 24.3% |
| $5,000,000 | $249,600 | $1,000,000 | $1,249,600 | 25.0% |
What This Means for Your Budget
At a purchase price of $1.5 million, your total stamp duty is $344,600 — 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.
ABSD Remission for Married Couples
If you are a Singapore Citizen buying a second property jointly with your spouse (also SC), you may apply for ABSD remission by disposing of your first property within 6 months of purchasing the second. The ABSD is paid upfront and refunded upon successful remission.
SC 2nd-property cash demand at OTP — by price point:
| Purchase Price | BSD (~3% effective) | ABSD (20%) | Down-payment (25%) | Total Cash at OTP |
|---|---|---|---|---|
| S$1.0M | ~S$24,600 | S$200,000 | S$250,000 | ~S$474,600 |
| S$1.5M | ~S$44,600 | S$300,000 | S$375,000 | ~S$719,600 |
| S$2.0M | ~S$64,600 | S$400,000 | S$500,000 | ~S$964,600 |
| S$3.0M | ~S$104,600 | S$600,000 | S$750,000 | ~S$1,454,600 |
BSD is computed via tiered rates: 1% on first S$180K, 2% on next S$180K, 3% on next S$640K, 4% on next S$500K, 5% on next S$1.5M, 6% above S$3M (residential rates per the IRAS BSD schedule).
Sources & methodology. ABSD schedule per IRAS ABSD rate table. BSD tiered rates per IRAS BSD rate table.
- Confirm marital status BEFORE OTP. Matrimonial remission requires legally married SCs buying jointly. Common-law or engaged couples do not qualify.
- Pre-list first property. If banking on remission refund, have first property listed and ideally with an LOI/OTP buyer before exercising on the second.
- Cash-flow the refund timeline. ABSD refund post-disposal takes 8-12 weeks after submission of disposal evidence; budget for 4-6 months of "out" cash from OTP to refund receipt.
- Cross-check current ABSD rate. Cooling measures are repriced periodically (Dec 2021 then Apr 2023). Verify the current schedule on IRAS before underwriting.
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?
Can ABSD be paid with CPF?
No. ABSD is payable in cash within 14 days of OTP exercise. CPF can be used for the down-payment portion (subject to CPF housing rules) but not for ABSD or BSD.
What counts as "matrimonial property" for remission?
The first residential property currently used as the matrimonial home, owned jointly or by either spouse. Investment properties not used as matrimonial home do not qualify the second property purchase for remission.
What if I cannot sell the first property within 6 months?
The ABSD refund is forfeited. You retain ownership of both properties and pay the full ABSD permanently. Some buyers absorb this by treating the first property as a long-term rental investment.