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$64,600. Total: S$1,264,600. Source: IRAS BSD schedule.
Example 5 — US citizen first property (FTA): S$2,000,000 condo. ABSD = 0% (FTA remission) = S$0. BSD = S$64,600. Total: S$64,600. 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 NOT 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