Calculate stamp duty for landed property purchases.
BSD-
ABSD ($) — auto-
Total Stamp Duty-
Effective Rate-
Stamp Duty on Landed Property Purchases
Key Takeaways
BSD on a $3M landed property is $104,600 — using the 2023 progressive rates (1%/2%/3%/4%/5%); at $5M, BSD is $204,600. Always use the current IRAS BSD tables, not flat-rate estimates.
Foreigners cannot buy landed residential property in Singapore (except Sentosa Cove) without SLA approval — this restriction applies to non-PR foreigners and is actively enforced.
ABSD for SC 2nd property is 20% — on a $4M landed, that is $800,000 in ABSD payable within 14 days of exercising the OTP. This must come from cash, not mortgage.
Decoupling (one spouse transfers their share to the other, leaving one owner "free" to buy the next property as a 1st property) is a strategy used to avoid ABSD on the second property — model this against the ABSD cost before deciding.
For PRs, SLA approval is required for all landed property purchases except Executive Condos and Sentosa Cove bungalows — approval is not guaranteed and adds time to the acquisition timeline.
What It Does
Calculate stamp duty for landed property purchases in Singapore — detached, semi-detached, terrace, and bungalows. Includes BSD, ABSD by buyer profile, and the additional considerations for landed transactions.
You can find this calculator in the Calculators tab on ShiokNest. It updates results instantly as you adjust inputs — no waiting, no page reloads.
Why It Matters
Landed property stamp duty follows the same BSD and ABSD progressive tables as condos — but with one critical difference: foreigners are generally prohibited from purchasing landed property in Singapore under the Residential Property Act, except in Sentosa Cove or with SLA approval. The few exceptions make the landed market effectively restricted to Singapore Citizens and (with approval) Permanent Residents. Understanding the stamp duty on landed property is essential because landed pric...
How It Works
Navigate to Calculators — Click the "Calculators" tab in the ShiokNest navigation bar. All 47 calculators are grouped by purpose for easy access.
Select the calculator — Choose "How to Calculate Landed Property Stamp Duty" from the calculator list. You will see default values already loaded so you can explore immediately.
️ Enter your values — Replace the defaults with your own numbers. The key fields are:
Review the results — The calculator updates instantly as you change any input. Key results are displayed in KPI cards and charts that update as you adjust inputs.
Run what-if scenarios — This is where the real power lies. Change one variable at a time to see its impact. For example, try increasing the interest rate by 1% or extending your holding period by 5 years. Note how the results shift.
Compare and decide — Run 2-3 different scenarios and note the results. This gives you a range of outcomes to base your decision on, rather than relying on a single projection.
Examples
SC buying first landed property at $3M: BSD calculation
Inputs
Purchase price
$3,000,000
Buyer profile
SC — 1st residential property
Property type
Terrace house (freehold)
ABSD applicable?
No (SC 1st property exempt)
Results
BSD
$104,600 (progressive: 1%/2%/3%/4%/5%)
ABSD
$0
Total stamp duty
$104,600 (3.49% of purchase price)
Cash needed for stamp duty
$104,600 (cannot be in mortgage)
How to read this:
A SC buying their first property at $3M pays $104,600 in BSD — 3.49% of the purchase price. This must be paid within 14 days of exercising the OTP. For a terrace house in D21–D23, this is a standard first-property acquisition with no ABSD. The buyer must fund $104,600 in BSD from cash or CPF OA (BSD cannot be included in the mortgage). On top of the 25% down payment ($750,000), total upfront cost is approximately $854,600 — illustrating why landed property requires significantly higher ...
SC upgrader, second property: ABSD impact on a $4M semi-D
Inputs
Purchase price
$4,000,000
Buyer profile
SC — 2nd residential property (still owns condo)
Current property
$1.8M condo (held, not sold yet)
ABSD applicable?
Yes — 20% on 2nd residential property
Results
BSD
$139,600
ABSD (20%)
$800,000
Total stamp duty
$939,600 (23.5% of purchase price)
ABSD remission (if condo sold within 6 months)
$800,000 refundable if 1st property sold in time
How to read this:
The upgrader faces $939,600 in stamp duties — over 23% of the purchase price. The $800,000 ABSD must be paid upfront in cash within 14 days of OTP exercise, then reclaimed as a refund if the condo is sold within 6 months. This requires the buyer to have $800,000 in cash available as a temporary float — a significant liquidity requirement. If the condo sale is delayed beyond 6 months (common in slow markets), the ABSD becomes permanent. The calculator makes this cash-flow requirement expli...
Tips & Pitfalls
Expert Tips
Use realistic assumptions — Singapore condo appreciation has historically averaged 2-4% per year. Avoid overly optimistic projections. When in doubt, use 3% as a baseline.
Common Pitfalls
Underestimating ABSD on the second property — Many upgraders plan to sell their condo after buying the landed property, expecting to claim ABSD remission. The remission is only available under specific conditions and requires selling the first property within 6 months of purchasing the second. If the timeline slips, ABSD is payable in full without remission.
Assuming PR status grants the same rights as SC — PRs must obtain SLA approval before purchasing landed residential property. Approval is not automatic and can take several weeks. PR buyers should factor this approval timeline into their OTP exercise deadline.
Miscalculating BSD using residential condo rates — BSD on all residential property uses the same progressive table. Common errors include using old BSD rates (pre-2023) or applying a flat rate rather than progressive calculation. The 5% tier above $1.5M (introduced 2023) adds significantly to BSD on $3M+ landed properties.
Frequently Asked Questions
Is my data saved?
No. All calculations run entirely in your browser. Nothing is stored on our servers or shared with third parties.
Can foreigners buy landed property in Singapore?
Generally no. Under the Residential Property Act, foreigners may not purchase landed residential property in Singapore without SLA approval. Exceptions include: (1) Sentosa Cove bungalows — foreigners may purchase with LDAU approval. (2) Strata landed (e.g. cluster houses, townhouses in a development) — some are open to foreigners. (3) PRs may apply to SLA for approval, which is granted selectively. Foreigners should verify the property's classification with SLA and their lawyer before ex...
Can I save my results?
Log in to save scenarios to your dashboard, or use the share button to copy a URL that encodes your inputs.
How does ABSD remission work for upgraders?
SC/PR couples who buy a second residential property while still owning the first can claim ABSD remission if they sell the first property within 6 months of the second purchase (for completed properties) or within 6 months of TOP (for under-construction properties). The ABSD must be paid upfront and is refunded after the disposal of the first property is confirmed with IRAS. The remission is only available to married SC/PR couples — singles and entities do not qualify.