A Permanent Resident buying their first residential property pays 5% ABSD — e.g., S$75K on a S$1.5M condo. This is in addition to BSD (~3% effective). PRs cannot purchase HDB resale unless they have held PR status for at least 3 years and meet household composition rules. The PR 1st rate (5%) is significantly lower than the PR 2nd rate (30%), creating a sharp incentive to dispose of any first property before buying a second.
The PR 5% first-property ABSD positions Permanent Residents above SCs (0%) but well below foreigners (60%) — reflecting Singapore's policy of welcoming PR residential investment while preserving citizen primacy. For a S$1.5M condo, the cash demand at OTP is BSD (~S$44.6K) + ABSD (S$75K) + 25% down-payment (S$375K) = ~S$494.6K.
The 5% rate applies regardless of whether the PR uses the property as owner-occupied or rents it out. There is no remission for PR 1st-property purchase; the 5% is permanent.
Three structural rules for PR property ownership:
HDB resale eligibility — PRs may purchase HDB resale only after 3 continuous years of PR status, and must form a "PR family nucleus" (with another PR spouse, parent, child, or sibling, etc.). PRs CANNOT purchase new BTO or EC (these are SC-only).
Stamp duty escalation — PR 1st: 5%, PR 2nd: 30% (no remission available — the matrimonial 6-month sell-and-refund applies to SC couples, not PR couples). The 25pp jump from 1st to 2nd is the steepest in the ABSD schedule.
Free Trade Agreement carve-out — Citizens of certain countries (US, Iceland, Liechtenstein, Norway, Switzerland) receive SC-equivalent ABSD treatment under reciprocal trade agreements. Always check current FTA list before relying on this.
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 (1st Property), you pay an Additional Buyer's Stamp Duty (ABSD) rate of 5% 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 (5%) | Total Stamp Duty | % of Price |
|---|---|---|---|---|
| $500,000 | $9,600 | $25,000 | $34,600 | 6.9% |
| $1,000,000 | $24,600 | $50,000 | $74,600 | 7.5% |
| $1,500,000 | $44,600 | $75,000 | $119,600 | 8.0% |
| $2,000,000 | $69,600 | $100,000 | $169,600 | 8.5% |
| $3,000,000 | $129,600 | $150,000 | $279,600 | 9.3% |
| $5,000,000 | $249,600 | $250,000 | $499,600 | 10.0% |
What This Means for Your Budget
At a purchase price of $1.5 million, your total stamp duty is $119,600 — 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 1st-property cash demand at OTP — by price point:
| Purchase Price | BSD (~3% effective) | ABSD (5%) | Down-payment (25%) | Total Cash at OTP |
|---|---|---|---|---|
| S$800K | ~S$18,600 | S$40,000 | S$200,000 | ~S$258,600 |
| S$1.0M | ~S$24,600 | S$50,000 | S$250,000 | ~S$324,600 |
| S$1.5M | ~S$44,600 | S$75,000 | S$375,000 | ~S$494,600 |
| S$2.0M | ~S$64,600 | S$100,000 | S$500,000 | ~S$664,600 |
Cross-check with the IRAS ABSD calculator before underwriting — cooling measures are repriced periodically.
Sources & methodology. ABSD schedule per IRAS ABSD rate table. BSD tiered rates per IRAS BSD rate table. HDB resale eligibility per HDB resale buying procedure.
- Confirm FTA status. US, Iceland, Liechtenstein, Norway, Switzerland citizens get SC-equivalent ABSD; verify your nationality's current FTA status before underwriting at 5%.
- Cash-budget for the 5% upfront. ABSD is paid in cash within 14 days of OTP exercise; not financeable via loan or CPF. Confirm the S$40K-100K outlay is liquid.
- Time PR-to-SC conversion strategically. If converting to SC is on the medium-term horizon, consider whether deferring purchase saves the 5% ABSD — only viable if conversion is genuinely imminent (within 6-12 months).
- Document residential property ownership history. If you previously owned and sold property as a foreigner before PR, that does not count for current ABSD; just maintain documentation.
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 a PR buy HDB resale as their first property?
Yes, but only after 3 continuous years of PR status, and the buyer must form a PR family nucleus (with another PR spouse, parent, child, etc.). Single PRs cannot buy HDB resale on their own.
How does the FTA carve-out work for PRs?
The FTA equivalency applies based on nationality, not PR status. A US citizen who is a Singapore PR pays the SC rate (0% for 1st property) because of the FTA, not because of PR status. Non-FTA PRs pay the standard 5% PR 1st rate.
What happens if I become an SC after buying as a PR?
The ABSD paid at the time of purchase is not retroactively refunded. Future purchases are subject to your then-current status (SC) at the relevant rate.