Additional Buyer's Stamp Duty (ABSD) is a one-time tax layered on top of Buyer's Stamp Duty (BSD) whenever you buy residential property in Singapore. Singapore Citizens pay 0% on their first home, 20% on their second, and 30% on any third or subsequent property. Permanent Residents pay 5% on a first purchase, 30% on a second, and 35% on a third-plus. Foreigners pay a flat 60% on any residential property (as of 2026-06), unless their nationality qualifies for a Free Trade Agreement exemption. Entities and trustees pay 65%. ABSD is calculated on the higher of the purchase price or the IRAS-assessed market value, and must be paid in cash within 14 days of signing the Sale and Purchase Agreement. Relief routes include the married-couple remission, decoupling, and FTA national treatment for citizens of Iceland, Liechtenstein, Norway, Switzerland, and the United States.
For many Singapore property buyers, ABSD is the largest single transaction cost they will ever face — dwarfing renovation budgets, agent commissions, and legal fees combined. A Singapore Permanent Resident buying a second condominium at S$1.8 million writes a cheque for S$540,000 in ABSD alone on the day of signing. A foreign buyer at the same price pays S$1,080,000. These are not abstract policy numbers; they are real cash obligations payable within 14 days of signing, with penalties of up to four times the duty if you miss the window. This guide sets out every rate, relief route, and worked calculation you need to plan a Singapore residential purchase accurately in 2026. Use the Stamp Duty Calculator alongside this article to model your specific scenario, and the Affordability Calculator to confirm the full cash outlay fits your financial position before you commit to any Option to Purchase.
What ABSD is and why it exists
Additional Buyer's Stamp Duty was introduced in December 2011 as a demand-side cooling measure targeting property speculation and foreign capital flows into Singapore's residential market. Unlike BSD, which every buyer pays on a tiered scale based on the purchase price alone, ABSD is a profile-linked surcharge: the rate depends on who is buying and how many residential properties they already hold, not just how much they are paying. The policy intent is explicit — IRAS administers ABSD as a permanent structural feature of Singapore's property market framework, reviewed and adjusted as macro conditions require. The most recent significant rate revision came on 27 April 2023, when the government doubled the foreigner rate from 30% to 60% and raised entity and trust rates from 35% to 65%. Singapore Citizen and PR rates were also lifted at the same time. These rates remain in force today (as of 2026-06).
How ABSD sits alongside BSD
BSD is the baseline stamp duty every buyer pays. It is calculated on a tiered scale: 1% on the first S$180,000 of the purchase price or valuation, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, and so on up to 6% on any portion above S$3 million for residential property. ABSD is then applied as a flat percentage on the full purchase price or market valuation — whichever is higher. Both taxes are collected by IRAS via the stamp duty framework and must be paid within 14 days of the signed contract. CPF funds may be used to reimburse BSD and ABSD after the cash payment is made, but the upfront cash outlay is mandatory.
Property count and profile rules
Your ABSD rate is determined by your profile at the time of purchase, not at the time you sign the Option to Purchase. IRAS counts all residential properties you own globally, not just in Singapore. A Singapore Citizen who owns one private condominium in Singapore and one apartment abroad is treated as owning two properties when assessing the rate on a third Singapore purchase. For married couples, the assessment uses the higher property-count profile of either spouse — if one spouse owns two properties and the other owns none, a joint purchase is rated as a third-property acquisition. This joint-assessment rule is critical for upgrade planning and makes the order of transactions matter significantly.
Additional Buyer's Stamp Duty (ABSD) in Singapore as of 2026 is charged at 0% for Singapore Citizens buying a first residential property, 20% for SC second property, 5% for PR first property, 30% for PR second property, and 60% for foreigners on any residential property. ABSD is calculated on the higher of purchase price or market value and payable within 14 days of OTP exercise. Married couples can claim remission on a second property if they sell the first within 6 months.
Overview: What ABSD is and why it exists
Additional Buyer's Stamp Duty (ABSD) is a property cooling measure introduced by the Singapore government in December 2011 to dampen speculative demand and keep housing prices accessible to citizens. ABSD is charged on top of the standard Buyer's Stamp Duty (BSD) and applies only to residential properties.
The rates have been revised six times since introduction, with the most recent change on 27 April 2023. Source: IRAS ABSD framework.
ABSD is one of three cooling measure tools used by MAS and the Ministry of Finance to manage the residential property market — alongside Loan-to-Value (LTV) caps and the Total Debt Servicing Ratio (TDSR).
ABSD rates schedule (as of 2026-05)
| Buyer profile | 1st property | 2nd property | 3rd+ property |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity / Company | 65% | 65% | 65% |
| Trust (acquired residential property in trust) | 65% | 65% | 65% |
FTA-eligible nationals (Iceland, Liechtenstein, Norway, Switzerland, and US citizens) qualify for ABSD remission and are treated as Singapore Citizens for ABSD purposes. Source: IRAS FTA remission.
Rates last changed on 27 April 2023: foreigner ABSD doubled from 30% to 60%, PR second-property ABSD rose from 25% to 30%, and trust ABSD increased to 65%.
How ABSD is calculated
ABSD = max(Purchase Price, Market Value) × ABSD Rate.
If the purchase price is lower than IRAS's independent market valuation, ABSD is calculated on the higher market valuation. This prevents below-market sales from being used to reduce ABSD.
Worked examples across buyer profiles
Example 1 — SC first-time buyer: S$1,200,000 condo. ABSD = 0% = S$0. BSD = S$32,600. Total stamp duty: S$32,600.
Example 2 — PR first property: S$1,200,000 condo. ABSD = 5% = S$60,000. BSD = S$32,600. Total: S$92,600.
Example 3 — SC buying second property: S$1,500,000 condo. ABSD = 20% = S$300,000. BSD = S$44,600. Total: S$344,600.
Example 4 — Foreigner first property: S$2,000,000 condo. ABSD = 60% = S$1,200,000. BSD = S$69,600. Total: S$1,269,600. Source: IRAS BSD schedule.
Example 5 — US citizen first property (FTA): S$2,000,000 condo. ABSD = 0% (FTA remission) = S$0. BSD = S$69,600. Total: S$69,600. Savings vs non-FTA foreigner: S$1,200,000.
How property count is determined
The property count includes all residential properties held by the buyer at the time of the new purchase:
- HDB flats — Count toward the residential property total. An HDB owner buying a private condo pays second-property ABSD.
- Overseas properties — DO count toward the Singapore property total for ABSD purposes.
- Joint ownership — Each co-owner is treated as holding the property; one co-owner cannot buy a "first" property if their name is on another title.
- Inherited property — Counts toward the total, even though inheritance itself does not trigger ABSD.
- Commercial property — Does NOT count toward the residential ABSD total.
See: how inheritance affects future ABSD.
Married couple remission (most common refund route)
Singapore Citizen married couples (or SC + PR / SC + foreigner) buying a second residential property can claim ABSD remission if they sell their existing residential property within 6 months of the new purchase. The 20% ABSD is paid upfront then refunded once the sale completes.
The remission has strict conditions:
- Both spouses must be co-owners of both the new property and the existing property.
- The existing property must be sold within 6 months of the new purchase date (or 6 months from TOP for new launches).
- At least one spouse must be a Singapore Citizen.
- The remission is paid via myTax Portal within approximately 30 working days of application.
Full mechanics in our married couple ABSD remission guide. The refund application process is covered in how to claim an ABSD refund.
Three legal strategies to minimise ABSD
Strategy 1: Sell first, buy later
Sell the existing property before the new purchase. The seller is now a first-time buyer for ABSD purposes. ABSD: 0% (SC) or 5% (PR) on first property.
Pros: zero upfront ABSD outlay; cleanest paperwork. Cons: temporary housing required between sale and new purchase; market timing risk.
Strategy 2: Buy first, sell within 6 months (claim remission)
Pay 20% ABSD upfront, sell existing property within 6 months, claim refund. Pros: no temporary housing needed. Cons: S$300k upfront capital lock; HDB sale risk.
Strategy 3: Decouple property ownership
Transfer one spouse's share to the other; freed spouse buys new property as "first" purchaser. Decoupling costs S$26,000–S$33,000 total but saves S$300,000 ABSD on a S$1.5M second property. Net savings: ~S$270,000.
See: complete decoupling guide. Note: HDB flats cannot be decoupled.
FTA remission: ABSD for US, Iceland, Liechtenstein, Norway, Switzerland
Under Free Trade Agreements, citizens and PRs of: USA, Iceland, Liechtenstein, Norway, and Switzerland are treated as Singapore Citizens for ABSD purposes.
This is automatic — no separate application required. The buyer presents proof of citizenship at the time of OTP exercise.
FTA savings can be dramatic: a US citizen buying a S$2M condo saves S$1.2M vs the non-FTA foreigner 60% rate. Full details: US citizen ABSD remission under FTA.
ABSD Trust at 65%: closing the trust loophole
From 9 May 2022, the ABSD Trust rate of 65% applies whenever residential property is acquired in trust for an identifiable beneficial owner — including minor children.
The 65% upfront ABSD can be refunded down to the beneficiary's individual rate (e.g. 0% for an SC child first property) if specific conditions are met. In practice, the upfront capital requirement (S$975,000 on a S$1.5M property) plus strict refund conditions make this strategy unviable for most buyers.
The trust ABSD effectively closed the previously popular wealthy-buyer strategy of acquiring property in minor children's names. See: ABSD trust property explained.
When and how to pay ABSD
ABSD is payable within 14 days from the date of the Sale and Purchase Agreement if signed in Singapore, or 30 days if signed overseas. Payment is via:
- e-Stamping Service on myTax Portal (most common; lawyer-managed)
- GIRO from a Singapore bank account
- NETS / Credit Card at IRAS counters (within limits)
- Cheque by post to IRAS
Late payment penalties: minimum 4× the duty unpaid (capped at $25 or the full duty amount, whichever is higher) plus 5% per annum on the unpaid balance. Source: IRAS ABSD payment.
See: complete ABSD payment timeline.
Historical context: 13 rounds of cooling measures
Singapore has revised ABSD rates six times since 2011 introduction, each in response to specific market conditions:
- Dec 2011 — ABSD introduced at 3% for SC second property, 10% for foreigners.
- Jan 2013 — Foreigner rate raised to 15%.
- Jul 2018 — SC second rate raised to 12%, foreigner to 20%.
- Dec 2021 — SC second rate raised to 17%, foreigner to 30%.
- Apr 2023 — SC second to 20%, PR second to 30%, foreigner to 60%, trust to 65%.
The 2023 round was the most aggressive in ABSD history, doubling foreigner ABSD and introducing the 65% trust rate. As of 2026, no further increases have been announced. See full cooling measures timeline.
Frequently asked questions
What's the ABSD rate for a Singapore Citizen first-time buyer in 2026?
0%. Singapore Citizens pay no ABSD on the first residential property. BSD (1-6%) still applies based on property value brackets.
How much ABSD does a foreigner pay?
60% on any residential property as of 2026-05. The rate doubled from 30% in April 2023.
Is ABSD payable on inherited property?
No. Inheritance does not trigger ABSD because there is no purchase transaction. However, the inherited property counts toward the heir's property total for future ABSD purposes.
Can I claim ABSD remission if I'm buying my second property?
Yes, if you are a Singapore Citizen married couple (or SC + spouse) and dispose of the existing residential property within 6 months of the new purchase. See the married couple remission guide.
What's the ABSD rate for property bought through a company?
65% for any entity-acquired residential property — the highest tier. Corporate property purchase is the most ABSD-expensive route.
Do FTA nationals get full ABSD waiver?
Yes, on first property. US, Iceland, Liechtenstein, Norway, and Switzerland citizens (and PRs of those countries) pay 0% ABSD on first residential property — same as SC. See FTA remission details.
Can I avoid ABSD by buying property in my child's name?
No. Since 9 May 2022, the ABSD Trust rate of 65% applies to any property acquired in trust for a beneficial owner. See trust ABSD analysis.
What happens if I miss the 6-month remission window?
The S$300,000 ABSD (on a S$1.5M second property) is forfeited. IRAS does not grant extensions to the 6-month window.
Does ABSD apply when refinancing my property?
No. Refinancing the same property does not trigger ABSD. ABSD applies only to new property acquisitions.
How is ABSD calculated for a below-market sale?
ABSD is calculated on the higher of purchase price or market value. A below-market sale price does not reduce the ABSD payable.
All ABSD spokes in this cluster
- ABSD remission for married couples — 6-month rule, refund process, forfeiture risks
- PR ABSD rates — 5% first, 30% second, FTA exceptions
- Child trust ABSD — Why the 2022 trust rule closed this loophole
- Second property ABSD rates — Detailed breakdown by buyer type
- US/Iceland/Norway FTA remission — Free trade agreement zero-ABSD
- Decoupling strategy — Costs, worked example, when it fails
- When ABSD is payable — 14-day deadline, payment methods, penalties
- Inheritance and ABSD — Why inherited property still affects future ABSD
- ABSD refund process — Three refund scenarios, step-by-step claim
- How to calculate ABSD — Formula, 2026 grid, five worked examples
The full ABSD rate table (as of 2026-06)
The following rates apply to all residential property purchases, including completed condominiums, executive condominiums where the minimum occupation period has not elapsed, landed homes, and Housing Board resale flats where ABSD is applicable. New launch purchases are not exempt.
| Buyer Profile | 1st Property | 2nd Property | 3rd & Subsequent |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore Permanent Resident | 5% | 30% | 35% |
| Foreigner (individual) | 60% | 60% | 60% |
| Entity (company, LLP, other) | 65% | 65% | 65% |
| Trustee (residential property) | 65% | 65% | 65% |
| Housing Developer | 40% (5% non-remittable; 35% remittable on completion + full sale within 5 years) | — | — |
FTA national treatment: which nationalities pay SC rates
Under Singapore's Free Trade Agreements, citizens of five countries are accorded the same ABSD treatment as Singapore Citizens. This means they pay 0% on a first residential property, 20% on a second, and 30% on a third or subsequent purchase — never the 60% foreigner rate. The qualifying nationalities are: citizens of the United States (passport holders only; US green card holders do not qualify), and nationals of Iceland, Liechtenstein, Norway, and Switzerland (permanent residents of those countries also qualify under the respective agreements). FTA national treatment applies to the individual's citizenship, not tax residency or employment pass status. Buyers should confirm their FTA eligibility with a solicitor before exercising an Option to Purchase, as incorrect self-assessment can result in a shortfall penalty. The Monetary Authority of Singapore maintains a full list of FTAs if you need to verify the precise treaty text.
Worked examples at S$1.5 million and S$2.5 million (as of 2026-06)
Example 1 — Singapore Citizen buying a first property at S$1.5 million: BSD on S$1.5M = S$44,600. ABSD = 0%. Total stamp duty = S$44,600. This is the lowest-cost scenario and reflects why first-home purchases by citizens carry no ABSD premium.
Example 2 — Singapore Citizen buying a second property at S$1.5 million (already owns one): BSD = S$44,600. ABSD = 20% × S$1,500,000 = S$300,000. Total = S$344,600, payable in cash within 14 days. If the buyer intends to sell the first property, the married-couple remission route (see below) may allow a refund of the S$300,000 subject to conditions.
Example 3 — Singapore PR buying a first property at S$2.5 million: BSD on S$2.5M = S$94,600. ABSD = 5% × S$2,500,000 = S$125,000. Total = S$219,600. Even at the lowest PR rate, the ABSD adds meaningfully to acquisition cost and affects the effective entry yield on an investment property — use the Total Cost Calculator to model the full picture.
Example 4 — Foreigner buying a property at S$1.5 million: BSD = S$44,600. ABSD = 60% × S$1,500,000 = S$900,000. Total = S$944,600. The ABSD alone exceeds the BSD by more than 22 times and represents 60% of the purchase price.
Example 5 — Foreigner buying a property at S$2.5 million: BSD = S$94,600. ABSD = 60% × S$2,500,000 = S$1,500,000. Total = S$1,594,600 — payable entirely in cash at signing. A US citizen at the same price and as a first-time buyer pays only BSD: S$84,600, saving S$1,500,000.
The married-couple remission
A married couple where at least one spouse is a Singapore Citizen may apply for an ABSD refund when purchasing a second property together, provided they sell their first residential property within six months of the second purchase's completion date (or within six months of the Temporary Occupation Permit date for a new launch). The ABSD must be paid in full upfront; the refund application is filed through the relevant channels after the first property is sold. Both spouses must be on the title of the second property, no third parties may be on title, and neither spouse may own any other residential property at the time the refund is claimed. Missing the six-month sale window forfeits the remission permanently — there is no extension mechanism.
Decoupling: resetting first-timer status
Decoupling involves one co-owner transferring their share of a jointly held property to the other owner, so that the transferring party exits with no residential property to their name and can then purchase a new property as a first-time buyer — at 0% ABSD for a Singapore Citizen. The transferring party pays BSD on the share transferred, and a legal fee and valuation cost apply. All-in costs for a S$1.5 million condominium typically run between S$40,000 and S$55,000, making decoupling economically viable only when the ABSD saving on the next purchase exceeds those transaction costs. Critical caveats: HDB flats cannot be decoupled except under a court order in divorce proceedings. IRAS has issued rulings treating artificial 99-to-1 ownership structures entered into with the primary intention of ABSD avoidance as abusive — such arrangements attract clawback of the full ABSD plus a 50% surcharge and interest. Use the Decoupling Calculator to compare the cost of decoupling against the ABSD you would otherwise pay, and consult a solicitor before proceeding. You can also compare districts to identify where your next purchase maximises value at Compare Properties or on the Price Heatmap.
Step by step: working out your ABSD
- Establish your buyer profile. Identify your citizenship or residency status precisely: Singapore Citizen, Singapore PR, FTA national (US, Iceland, Liechtenstein, Norway, Switzerland), or other foreigner. If buying jointly, the profile used is that of the spouse or co-buyer with the higher property count. If you hold an Employment Pass, Long-Term Visit Pass, or other non-permanent status, you are treated as a foreigner for ABSD purposes.
- Count your residential properties. List every residential property you currently own, anywhere in the world — including overseas apartments, inherited properties, and properties held through a trust or nominee arrangement. Discuss with your solicitor whether any overseas holdings affect your Singapore ABSD count. The purchase you are planning will add one to this count.
- Look up your rate from the table above. Match your profile (SC / PR / foreigner / entity) and your current property count (buying your 1st / 2nd / 3rd+) to the rate table. Remember: if the property is being purchased jointly, use the higher count of either buyer.
- Determine the ABSD base. ABSD is levied on the higher of the agreed purchase price or the IRAS-assessed market valuation. For most market-rate purchases these will be equal, but in below-market transactions (gifts, related-party sales, or discounted developer deals) IRAS will substitute the independent valuation. Confirm the property's valuation with your conveyancing solicitor before exercising the Option to Purchase.
- Calculate BSD first, then ABSD. Run the full computation using the Stamp Duty Calculator: enter the purchase price, your citizenship, and your property count. The calculator returns your BSD, ABSD, and combined total. Cross-check the figure manually against the rate table to confirm.
- Model the total acquisition cost. Stamp duties are only part of the cash requirement. Add legal fees (typically S$3,000–S$5,000), agent commissions if applicable (typically 1% of purchase price for buyers' agents), loan valuation and processing fees, and any renovation budget. The Affordability Calculator lets you enter your income, existing liabilities, and down payment to confirm you can comfortably service both the ABSD cash outlay and the ongoing mortgage.
- Assess relief routes before signing. If you are a married SC/PR couple holding one property and upgrading, model the married-couple remission pathway: can you realistically sell the first property within six months? If you co-own with a spouse and one of you has no other property, run the Decoupling Calculator to compare decoupling costs against the ABSD saving. If you are an FTA national, confirm your passport jurisdiction qualifies and obtain written confirmation from your solicitor before exchanging.
- Pay on time. Once the Sale and Purchase Agreement is signed, you have 14 days to pay both BSD and ABSD in cash. Set a calendar reminder the moment you sign. IRAS charges a late payment penalty of up to four times the unpaid duty — there is no grace period and no standard waiver for first-time defaults. CPF reimbursement of stamp duties is applied for separately, after payment, and typically takes several weeks to process.
Frequently asked questions
Can I use CPF to pay ABSD?
You cannot use CPF funds to pay ABSD directly at the point of signing. ABSD must be settled in cash within 14 days of the Sale and Purchase Agreement. After paying in cash, you may apply to withdraw CPF savings to reimburse yourself for the stamp duties paid, subject to the CPF withdrawal limits applicable to your loan-to-value ratio and property type. The CPF Board typically processes such withdrawal applications within a few weeks, so you will need to have the full cash amount available upfront regardless. If your available cash is tight, this timing gap is worth factoring into your liquidity planning well before you exercise the Option to Purchase (as of 2026-06).
If I own an HDB flat and buy a private property, how much ABSD do I pay as a Singapore Citizen?
Owning an HDB flat counts as holding one residential property for ABSD purposes. A Singapore Citizen who owns an HDB resale flat and then buys a private condominium is making a second-property purchase and pays 20% ABSD on the full purchase price or valuation, whichever is higher. If you intend to sell the HDB flat after buying the private property, you may be eligible for the married-couple remission — but only if at least one buyer is a Singapore Citizen, both spouses are on the private property title, and the HDB flat is sold within six months of the private property's completion. If you are buying alone, the remission does not apply, and you must pay the 20% ABSD with no refund mechanism unless the government introduces a new scheme (as of 2026-06).
Does the 60% foreigner ABSD apply to permanent residents who have not yet taken up citizenship?
No. Singapore Permanent Residents (PRs) are a distinct status from foreigners for ABSD purposes and pay lower rates than non-resident foreign individuals. A PR buying their first residential property pays 5% ABSD, a second property incurs 30%, and a third or subsequent property incurs 35%. The 60% flat rate applies only to individuals who are neither Singapore Citizens nor Singapore PRs — that is, foreign nationals including Employment Pass holders, Dependant Pass holders, and Long-Term Visit Pass holders. If you are applying for PR and the outcome is pending at the time of purchase, you are assessed as a foreigner until the PR is formally granted. Timing your purchase relative to your PR grant date can therefore result in a very large difference in ABSD payable (as of 2026-06).
What happens if the IRAS valuation is higher than the price I agreed with the seller?
ABSD is computed on the higher of the purchase price stated in the Sale and Purchase Agreement or the market value assessed by IRAS. If IRAS determines the market value of a property exceeds the price you paid — which can occur in below-market related-party transactions, discounted developer deals, or cases where a property changes hands between family members at a reduced price — the ABSD will be calculated on the IRAS figure, not the contracted price. This means your effective ABSD obligation can be higher than a straightforward percentage of the agreed price suggests. Before exchanging on any transaction where the purchase price may be below market (for whatever reason), ask your solicitor to confirm the likely valuation position with IRAS, or obtain an independent valuation from a licensed appraiser. The Stamp Duty Calculator allows you to enter an alternate valuation figure to model this scenario (as of 2026-06).
Are there any new ABSD changes or upcoming reviews I should know about for 2026?
As of 2026-06, the ABSD rates introduced on 27 April 2023 remain fully in force with no publicly announced changes. The government has consistently signalled that cooling measures will stay in place as long as market conditions warrant them. The Ministry of Finance and the Monetary Authority of Singapore review property market measures periodically and have historically adjusted ABSD alongside Total Debt Servicing Ratio and Loan-to-Value limits as part of coordinated cooling or recalibration packages. There is no scheduled review date in the public domain for 2026. The most reliable source for any future ABSD announcement is the IRAS ABSD page, which is updated immediately upon any policy change. Buyers planning purchases more than six months ahead should monitor this page and factor the possibility of rate changes — upward or downward — into their scenario modelling (as of 2026-06).