Singapore Citizen married couples buying a second residential property qualify for ABSD remission if they sell their existing residential property within 6 months of the new purchase as of 2026. The 20% ABSD is paid upfront and refunded once the disposal is documented. The 6-month window is non-extendable and forfeited ABSD is not recoverable.
Who qualifies for ABSD remission
The ABSD remission is restricted to married couples where at least one spouse is a Singapore Citizen. Source: IRAS.
Both spouses must jointly own the second property — sole ownership by one spouse disqualifies the remission.
The existing property must be jointly owned and sold within 6 months of the second property purchase date (or 6 months from issuance of Temporary Occupation Permit if buying an uncompleted new launch).
How the refund mechanic works
ABSD is payable upfront within 14 days of signing the Sale and Purchase Agreement. For a S$1.5M condo, the SC second-property ABSD of 20% means S$300,000 paid upfront. Source: IRAS ABSD rates.
After selling the existing property within 6 months, the couple submits a remission application via myTax Portal. IRAS processes refunds within approximately 30 working days.
Worked example: HDB upgrader couple
| Item | Amount |
|---|---|
| New condo purchase | S$1,500,000 |
| Upfront ABSD (20% SC second property) | S$300,000 |
| BSD on new condo | S$44,600 |
| Sale of HDB flat (within 6 months) | S$680,000 |
| ABSD refund after sale | S$300,000 |
| Net ABSD cost | S$0 |
The S$300,000 must be available as cash or readily convertible assets — it cannot be financed by the property loan. Couples without this buffer should consider the "sell first, buy later" route to avoid the upfront ABSD outlay entirely.
What can go wrong
- HDB sale falls through: If the buyer pulls out and a new buyer cannot be secured within 6 months, the S$300,000 ABSD is forfeited.
- One spouse becomes a PR: Citizenship change before key collection may invalidate the remission.
- Property type mismatch: Only residential-to-residential disposal qualifies. Selling commercial property does not trigger remission.
For the cross-strategy comparison (sell-first vs buy-first vs decouple) see the complete Singapore ABSD framework.
Frequently asked questions
Can the 6-month window be extended?
No. IRAS does not grant extensions to the 6-month disposal window under normal circumstances.
Does the remission apply to a third property?
No. The remission applies only to the second residential property where the first is being disposed.
What if only one spouse is SC?
The remission applies if at least one spouse is an SC and the couple jointly owns both properties.