Singapore landed property tax is calculated on the Annual Value (AV) — IRAS's estimated annual rental — at a progressive rate. Owner-occupied: 0% on first S$8K AV, rising to 32% above S$140K. Non-owner-occupied (rented out): 12% on first S$30K, rising to 36% above S$60K. A S$80K AV owner-occupied landed pays ~S$3,800/yr; same property rented out pays ~S$18,000/yr.
Annual Value (AV) is the IRAS-estimated yearly rental the property could fetch if let unfurnished, excluding furniture and maintenance fees. For landed property, AVs typically range S$40K-200K, with GCBs and prime landed often above S$100K. The progressive rate structure means an own-stay vs rent-out designation can change the tax bill by a factor of 3-5x.
The 2024 Property Tax revisions raised top-band rates for high-AV homes (both owner-occupied and non-owner-occupied) — landed owners should verify the current schedule rather than rely on pre-2024 figures.
Three structural rules:
AV reviews are mass annual — IRAS reviews all property AVs annually based on rental market movements. Owners may object within 30 days of receipt of the AV notice if they believe the AV is materially overstated.
Owner-occupier concession is binary — Concession applies only if the property is your primary residence. Renting out part (e.g., a granny flat) typically forfeits the concession; renting out the whole property triggers the non-owner-occupied rate.
Furniture and maintenance excluded — AV is based on bare-shell unfurnished rental. If actual achieved rent includes furniture / maintenance / utilities, the AV will be lower than the headline rent.
Landed and commercial property in Singapore are specialist sub-markets governed by different regulations, tax schedules, and financing rules than mainstream condos. Both carry meaningfully different risk-return profiles — landed rewards multi-decade patience with land scarcity, commercial rewards active tenant management with higher gross yields. This guide covers the regulatory framework, cost base, and market data relevant to the topic so you can judge whether the opportunity fits your capital and operational capacity.
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Landed Property Tax in Singapore: Rates & Calculation
This guide covers the key aspects of landed property tax in singapore: rates & calculation in the Singapore property market.
Key Considerations
- Understand the regulatory framework specific to this property type
- Compare yields and costs against residential alternatives
- Factor in different financing terms and stamp duty treatment
- Consider the lease tenure and its impact on long-term value
Property tax on a S$80K AV landed property — owner-occupied vs non-owner-occupied (current IRAS rates):
| AV Band | Owner-Occupied Rate | Non-Owner-Occupied Rate | Tax on S$80K AV |
|---|---|---|---|
| First S$8K (OO) / first S$30K (NOO) | 0% | 12% | OO: S$0 / NOO: S$3,600 |
| Next S$22K (OO) / next S$15K (NOO) | 4-8% | 20% | OO: ~S$1,100 / NOO: S$3,000 |
| Remaining | 10-32% | 28-36% | OO: ~S$2,700 / NOO: ~S$11,400 |
| Total annual tax | — | — | OO: ~S$3,800 / NOO: ~S$18,000 |
For higher-AV landed (S$120K-200K, typical of D9/D10/D11 GCBs), the gap widens further — owner-occupied may pay S$8K-15K while non-owner-occupied pays S$32K-50K annually.
Sources & methodology. Rate schedule per IRAS Property Tax (Owners). AV mechanics per IRAS Property Tax framework.
- Verify your current AV via myTax Portal. Annual AV review notices arrive ~Dec each year for the following calendar year; review for accuracy.
- Object within 30 days if AV is overstated. If your AV materially exceeds actual rental market for comparable bare-shell landed in your area, file an objection with rental comparables as evidence.
- Update IRAS on owner-occupier status changes. Moving out (to renovate elsewhere, travel abroad, etc.) and renting out triggers reclassification; failure to notify is a compliance breach.
- Factor property tax into rental-yield calculations. Non-owner-occupied landed at high AV can wipe out 20-30% of gross rental income via property tax alone.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
How do financing rules differ from condos?
Is landed or commercial a better inflation hedge?
What ongoing costs should I budget for?
How does property tax compare for landed vs condo?
Landed AVs are typically 2-4x higher than equivalent-PSF condos because the IRAS rental estimate accounts for land + structure. A S$3M condo might have AV S$50K; a S$3M landed (smaller built-up but full land) might have AV S$80-100K.
Do I pay property tax during renovation?
Yes, property tax accrues continuously regardless of habitability. The owner-occupier concession may continue during short-term renovation if the property remains your primary residence on paper.
What if my property is vacant?
Vacancy alone does not change AV or tax. The non-owner-occupied rate applies whenever the property is not your primary residence, whether let or vacant.