Every Singapore property transaction triggers at least one stamp duty — and second-time buyers, investors, and foreigners face two or three simultaneously. Get the calculation wrong and you face penalties from IRAS; get the strategy wrong and you can overpay by tens or even hundreds of thousands of dollars. This guide walks through all three duties — Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), and Seller's Stamp Duty (SSD) — with the current 2026 rates, step-by-step worked examples, and practical strategies for reducing your exposure.
Use our Stamp Duty Calculator to compute BSD and ABSD instantly for your profile, or our Total Cost Calculator for the full acquisition outlay including legal fees and agent commissions.
Overview: Three Duties, One Transaction
Singapore levies stamp duties on the instrument of transfer — not on the buyer or seller directly — but the economic burden falls on specific parties by convention and statutory rule:
| Duty | Who Pays | Trigger | When Due |
|---|---|---|---|
| Buyer's Stamp Duty (BSD) | Buyer | Every residential and non-residential purchase | Within 14 days of signing S&P Agreement |
| Additional Buyer's Stamp Duty (ABSD) | Buyer | Residential property only; depends on buyer profile and property count | Within 14 days of signing S&P Agreement |
| Seller's Stamp Duty (SSD) | Seller | Residential property sold within 4 years of acquisition (from Jul 2025) | Within 14 days of signing S&P Agreement for the sale |
BSD and ABSD are paid by the buyer; SSD is paid by the seller. For resale transactions both duties must be paid in cash or from CPF OA within the 14-day deadline — there is no grace extension. Late payment attracts penalties from IRAS of up to 4× the duty owed.
Buyer's Stamp Duty (BSD): Rates and Calculation
BSD applies to every Singapore property purchase — residential and non-residential. It is calculated on the higher of the purchase price or market value (IRAS will assess the latter if they consider the declared price below market). The 2026 residential BSD rate schedule, which applies to all private condominiums, HDB resale flats, landed houses, and mixed-use properties with a residential component, is as follows:
| Purchase Price Tranche | BSD Rate | Duty on Tranche |
|---|---|---|
| First S$180,000 | 1% | S$1,800 |
| Next S$180,000 (S$180,001 – S$360,000) | 2% | S$3,600 |
| Next S$640,000 (S$360,001 – S$1,000,000) | 3% | S$19,200 |
| Next S$500,000 (S$1,000,001 – S$1,500,000) | 4% | S$20,000 |
| Next S$500,000 (S$1,500,001 – S$2,000,000) | 5% | S$25,000 |
| Remainder above S$2,000,000 | 6% | 6% × (price − S$2,000,000) |
The maximum BSD on a S$1,000,000 property is S$24,600. On a S$1,500,000 property it is S$44,600. On a S$2,000,000 property it is S$69,600. For purchases above S$2 million, every additional S$100,000 adds S$6,000 in BSD.
Non-residential BSD uses a different (lower) schedule — the top rate is 4% on amounts above S$1,000,000. Buyers of shophouses, industrial units, or commercial strata offices should use the non-residential schedule. This guide focuses on residential BSD throughout.
Additional Buyer's Stamp Duty (ABSD): 2026 Rates by Profile
ABSD is Singapore's primary cooling measure for residential property. It layers on top of BSD and is calculated on the same higher-of-price-or-value base. The rates are calibrated by buyer type (citizenship status) and property count (how many residential properties the buyer already owns at the time of purchase). The current rates, which took effect from 27 April 2023 and remain in force in 2026, are:
| Buyer Profile | 1st Residential Property | 2nd Residential Property | 3rd and Subsequent |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore Permanent Resident (SPR) | 5% | 30% | 35% |
| Foreigner (non-SPR) | 60% | 60% | 60% |
| Entity (company, trust, etc.) | 65% | 65% | 65% |
| Housing Developer | 35% + 5% non-remittable* | 35% + 5% non-remittable* | |
*The housing developer rate of 35% is remittable upon satisfying conditions (full sale of all units within the prescribed period). The additional 5% is non-remittable regardless of outcome.
Property count is assessed at the individual buyer level, not at the household level. A Singapore Citizen husband who has never owned property and a Singapore Citizen wife who owns one property are assessed separately: the husband's purchase is treated as his first (0% ABSD) but must also account for the wife's interest if she is a co-purchaser — IRAS assesses at the higher applicable rate when co-owners have different profiles.
For a detailed SC versus SPR comparison including decoupling strategies, see our PR vs Citizen Stamp Duty Comparison guide. For the ABSD exemption available to nationals of the United States and Switzerland under their respective FTAs with Singapore, see ABSD Exemption: US & Swiss Citizens.
Seller's Stamp Duty (SSD): Extended to 4 Years from July 2025
SSD was introduced in 2010 to deter short-term speculative flipping of residential properties. It applies when a residential property is sold within a specified holding period from the date of acquisition. From 20 July 2025, the holding period was extended from 3 years to 4 years, with the fourth year attracting a 4% rate:
| Year of Disposal After Acquisition | SSD Rate | Example on S$1.5M Sale |
|---|---|---|
| Year 1 (sold within 1 year of acquisition) | 12% | S$180,000 |
| Year 2 (sold in 2nd year after acquisition) | 8% | S$120,000 |
| Year 3 (sold in 3rd year after acquisition) | 4% | S$60,000 |
| Year 4 (sold in 4th year after acquisition) | 4% | S$60,000 |
| Year 5 and beyond | 0% | Nil |
SSD is calculated on the higher of the sale price or market value, not on the profit. A seller who paid S$1.5M and sells at a loss for S$1.4M in Year 2 still owes SSD on S$1.5M (if IRAS values it at S$1.5M) — effectively amplifying the financial pain. SSD is deducted before net sale proceeds are distributed, and must be paid within 14 days of signing the S&P Agreement for the sale.
SSD does not apply to HDB flats (which have their own minimum occupation period rules), industrial property, commercial property, or land sales. It applies exclusively to residential private property and executive condominiums (ECs) after the 5-year minimum occupation period has lapsed for the developer/original purchaser.
Worked Example 1: First-Time Singapore Citizen Buyer, S$1.2M Condo
Meet Wei Ling, a 34-year-old Singapore Citizen who has never owned a residential property. She is purchasing a resale condominium at S$1,200,000. This is her first and only residential property.
BSD Calculation
| Tranche | Rate | Duty |
|---|---|---|
| First S$180,000 | 1% | S$1,800 |
| Next S$180,000 (up to S$360,000) | 2% | S$3,600 |
| Next S$640,000 (up to S$1,000,000) | 3% | S$19,200 |
| Remaining S$200,000 (S$1,000,001 – S$1,200,000) | 4% | S$8,000 |
| Total BSD | S$32,600 | |
ABSD Calculation
As a Singapore Citizen purchasing her first residential property, Wei Ling pays 0% ABSD. Total stamp duties: S$32,600 (BSD only).
SSD Exposure
Wei Ling has no intention of selling within 4 years, so SSD is not an immediate concern. However, she should note that if she needs to sell within the first 4 years — due to job relocation, divorce, or financial hardship — SSD will apply on the full sale price at 12%, 8%, 4%, or 4% depending on the year of disposal.
Total Upfront Cost Summary
| Item | Amount | Payable From |
|---|---|---|
| Purchase price | S$1,200,000 | — |
| BSD | S$32,600 | CPF OA or cash |
| ABSD | S$0 | — |
| Legal / conveyancing fees (est.) | S$3,200 | Cash |
| Buyer's agent fee (est. 1%, if applicable) | S$12,000 | Cash |
| Total transaction cost above purchase price | ~S$47,800 | — |
Use our Stamp Duty Calculator to confirm BSD for any price, or the Total Cost Calculator for the full breakdown.
Worked Example 2: Singapore Citizen Investor, Second Property at S$1.8M
Meet Marcus, a 42-year-old Singapore Citizen who already owns a condominium in his sole name (no outstanding mortgage). He is buying a second condominium at S$1,800,000 as an investment property.
BSD Calculation
| Tranche | Rate | Duty |
|---|---|---|
| First S$180,000 | 1% | S$1,800 |
| Next S$180,000 (up to S$360,000) | 2% | S$3,600 |
| Next S$640,000 (up to S$1,000,000) | 3% | S$19,200 |
| Next S$500,000 (up to S$1,500,000) | 4% | S$20,000 |
| Remaining S$300,000 (S$1,500,001 – S$1,800,000) | 5% | S$15,000 |
| Total BSD | S$59,600 | |
ABSD Calculation
Marcus is a Singapore Citizen buying his second residential property. ABSD rate: 20%.
ABSD = 20% × S$1,800,000 = S$360,000
Total Stamp Duty Outlay
| Duty | Amount |
|---|---|
| BSD | S$59,600 |
| ABSD (20%) | S$360,000 |
| Total stamp duties | S$419,600 |
Total stamp duties represent 23.3% of the purchase price — nearly a quarter of the property's value paid in taxes before a single instalment is made. On a 25-year hold with rental income this may still be financially viable, but the breakeven analysis requires careful modelling. Use our Total Cost Calculator to stress-test the numbers against your expected rental yield and price appreciation assumptions.
SSD Exposure on Exit
If Marcus buys and sells within 4 years, SSD applies to the sale price. On a hypothetical Year-2 sale at S$1,900,000:
SSD = 8% × S$1,900,000 = S$152,000
Combined BSD + ABSD on entry (S$419,600) and SSD on exit (S$152,000) would total S$571,600 in stamp duties on a property held for roughly two years. This illustrates why short-hold investment strategies are financially unviable for second-property SC buyers under the current regime.
ABSD Remission and Reduction Strategies
IRAS provides a limited but important set of remissions that can eliminate or defer ABSD in specific circumstances.
Married Couple Remission (SC + SC, Second Residential Property)
A married couple where both spouses are Singapore Citizens may claim ABSD remission on a second residential property if they meet all of the following conditions:
- Both spouses are Singapore Citizens at the time of purchase.
- They are purchasing the second residential property in joint names (both must be listed as co-purchasers on the instrument of transfer).
- They currently own exactly one other residential property (in the same or different combination of names).
- They dispose of (sell) the first residential property within 6 months of the date of purchase of the second property (for completed properties) or within 6 months of the issue of the Temporary Occupation Permit or Certificate of Statutory Completion for the second property (for new launches).
If all conditions are met, the ABSD of 20% paid upfront is refunded in full by IRAS after the first property is sold and evidence is submitted. This effectively allows an SC couple to upgrade to a new home without being permanently penalised by ABSD — provided they commit to selling the old property promptly.
Other Remission Categories
- Housing developers: The 35% ABSD is remittable subject to completing all sales within the prescribed period (generally 5 years from the date of acquisition of the land, with extensions possible but not guaranteed). The 5% non-remittable ABSD is an irrecoverable cost of development.
- US and Swiss citizens: Under the US-Singapore Free Trade Agreement and the EU-Singapore FTA (via Switzerland), qualifying nationals are treated as Singapore Citizens for ABSD purposes on their first residential property — meaning 0% ABSD on a first purchase. See ABSD Exemption: US & Swiss Citizens for eligibility criteria.
- Decoupling: Where a married couple jointly owns one property, the partial transfer of one spouse's share to the other (so that one spouse becomes the sole owner) may free up the transferring spouse to purchase a new property as a "first property" at 0% ABSD. Decoupling involves BSD on the value of the transferred share and legal costs, and must be carefully evaluated against the ABSD saving. See our Stamp Duty Calculator to compare the net benefit.
Common Stamp Duty Pitfalls
Frequently Asked Questions
Can I pay ABSD using my CPF Ordinary Account?
Yes — but the timing differs between new launches and resale properties. For a new launch (developer sale), ABSD can be paid directly from CPF OA at the point of completion, as the developer collects stamp duties on IRAS's behalf. For a resale private property, you must pay the full ABSD in cash within 14 days of signing the S&P Agreement. You can subsequently apply to CPF Board for reimbursement from your OA after legal completion. CPF reimbursement for resale ABSD typically takes 2–3 weeks after completion. Ensure you have sufficient liquid cash ready on signing day regardless of your CPF balance.
My spouse is an SPR and I am an SC — what ABSD rate applies if we buy jointly?
IRAS applies the higher ABSD rate applicable to any one of the joint purchasers. If you (SC) are buying your first residential property jointly with your SPR spouse buying their first residential property, the applicable rate is the SPR first-property rate of 5% — not the SC rate of 0%. To benefit from the 0% ABSD rate as an SC first-time buyer, you would need to purchase the property in your name alone (sole ownership), accepting the full mortgage obligation under your sole TDSR and income assessment. Consider the trade-off between sole ownership (lower ABSD) and joint ownership (combined income for TDSR purposes) carefully with your mortgage broker.
Does the ABSD married couple remission apply if only one of us is an SC?
No. The remission for a couple upgrading their matrimonial home (second residential property) is only available if both spouses are Singapore Citizens at the time of purchase. If one spouse is an SPR and the other is an SC, the couple is ineligible for this remission. Their joint purchase of a second residential property would attract ABSD at the SPR second-property rate of 30% (because the SPR rate is higher than the SC second-property rate of 20%, and IRAS uses the higher rate for joint purchases). There is no pro-rated remission for mixed-citizenship couples.
If I sell my property in Year 4, do I pay SSD at 4%?
Yes — provided you acquired the property on or after 20 July 2025. Under the extended SSD regime, Year 4 (meaning the disposal occurs more than 3 but no more than 4 years after acquisition) attracts SSD at 4%. If you acquired the property before 20 July 2025, the old 3-year regime applies and there is no SSD on disposal in the 4th year (SSD falls to 0% after Year 3 under the old rules). Always confirm your acquisition date against the relevant SSD regime cut-off before finalising your sale timeline.
I inherited a property — does it count as a residential property for ABSD purposes?
Yes. A property acquired through inheritance is counted as a residential property owned by you for the purposes of determining your ABSD profile on a subsequent purchase. For example, if you inherit one property and then purchase another, your next purchase is treated as a second residential property and ABSD applies at the second-property rate for your citizenship status. However, IRAS does grant an ABSD remission for properties acquired solely by way of inheritance in certain circumstances — consult a qualified property tax lawyer to assess your specific position before purchasing.
Can I negotiate who pays BSD — buyer or seller?
BSD is always legally the buyer's liability. However, there is nothing preventing a private contractual arrangement where the seller agrees to absorb the BSD as part of the sale negotiation — effectively paying a higher net price to the buyer who then remits BSD to IRAS. In practice this is uncommon in Singapore, but it can arise in a buyer's market when sellers need to move properties quickly. Any such arrangement should be documented in the S&P Agreement and reviewed by your conveyancing lawyer to ensure IRAS receives the correct duty on the correct legal instrument. SSD is always the seller's liability and cannot be contractually shifted to the buyer.
Does BSD apply to HDB resale flat purchases?
Yes. BSD applies to all residential property purchases in Singapore, including HDB resale flats. The same BSD rate schedule applies. However, HDB flat buyers are exempt from ABSD if they are Singapore Citizens purchasing their first residential property (0% rate). SPR buyers of HDB resale flats pay 5% ABSD on a first purchase. Note that HDB flat purchases are subject to their own eligibility rules (citizenship, income ceiling, household composition) that are independent of stamp duty obligations. Consult the HDB website for eligibility criteria before proceeding with an HDB resale purchase.