Every Singapore property purchase triggers at least one stamp duty — and for investors, PRs, or foreigners buying a second home, the combined tax can exceed the down payment. This guide unpacks Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), and Seller's Stamp Duty (SSD) in plain terms: exact rate tables (as of 2026-05), the remission rules that can legally reduce your bill, and the structural strategies — decoupling, timing, entity vs personal ownership — that sophisticated buyers use to plan ahead.
Singapore's stamp duty framework has three distinct layers, each serving a different policy objective:
- BSD — a baseline revenue tax on every property acquisition, regardless of buyer nationality or ownership count. Progressive tiers introduced in February 2023 pushed the top marginal rate to 6% for residential properties above S$3 million.
- ABSD — a demand-cooling surcharge layered on top of BSD for second-and-subsequent purchases (citizens), first purchases (PRs and foreigners), and all entity purchases. Rates were sharply raised in April 2023, with the foreign-buyer rate doubling to 60%.
- SSD — an anti-flipping tax applied when a residential property is sold within a holding-period window. The July 2025 MAS policy announcement extended the holding period from three to four years and raised rates by four percentage points across each tier, effective for properties purchased on or after 4 July 2025.
Understanding which layer applies — and how remissions interact with each — is the starting point for any accurate total-cost calculation. Use our Stamp Duty Calculator and Total Cost of Ownership Calculator to model your specific scenario after reading the rates below.
Buyer Stamp Duty (BSD) Rates
Editorial analysis for this section is being prepared.
Additional Buyer Stamp Duty (ABSD)
Editorial analysis for this section is being prepared.
Seller Stamp Duty (SSD)
Editorial analysis for this section is being prepared.
ABSD Remission for Married Couples
Editorial analysis for this section is being prepared.
ABSD for Different Buyer Profiles
Editorial analysis for this section is being prepared.
Stamp Duty Calculation Examples
Editorial analysis for this section is being prepared.
Payment Timeline & Process
Editorial analysis for this section is being prepared.
Stamp Duty Planning Strategies
Editorial analysis for this section is being prepared.
ABSD remission rules that can legally reduce your bill:
- Married SC couple upgrading from HDB / first property: A SC married to a SC or PR may claim ABSD remission on a second residential property if they sell their first within six months of the purchase date (or six months from TOP for BTO/new launch). The ABSD paid upfront is refunded by IRAS after the sale is confirmed. The six-month clock runs from the date of the new purchase's OTP exercise, not TOP. See full conditions on the IRAS remissions page.
- Decoupling — when a jointly-owned property is transferred so one spouse holds 100% of the first property, freeing the other spouse to buy a second property at the SC first-property ABSD rate of 0%. Stamp duty is payable on the transfer itself (BSD on the consideration), so decoupling is cost-effective only above a certain price threshold. See Decoupling Strategy for Property Owners and our Decoupling Calculator for a worked cost-benefit analysis.
- FTA remissions — US and Swiss nationals are treated as Singapore Citizens for ABSD purposes on first residential property. Documentation requirements apply; the concession must be claimed at the time of purchase.
- Multi-property portfolio planning — SC investors buying a third or subsequent property face 30% ABSD. Entity structures carry 65% ABSD. Given these rates, most local investors now focus on maximising yield on fewer properties rather than accumulating volume. See Multi-Property Portfolio Guide for structuring options.
Common stamp duty mistakes and compliance traps:
- Missing the 14-day payment window: BSD and ABSD are due within 14 days of signing the Sale and Purchase Agreement in Singapore. Late payment attracts penalties of up to S$10 or 10× the unpaid duty, whichever is higher, plus interest. Buyers who exercise an OTP but delay executing the S&P often miscalculate the payment deadline — it runs from S&P execution, not OTP exercise.
- Property count includes all residential properties worldwide: ABSD is levied based on the number of residential properties owned globally, not just in Singapore. A SC who owns a residential investment property overseas is treated as owning one property for ABSD purposes when buying locally. This catches returning Singaporeans who purchased property abroad during their overseas stint.
- Joint purchases reset the count to the higher owner's count: If a SC who owns two properties buys jointly with a SC who owns zero, the purchase is treated as a third property for the existing owner — ABSD at 30% applies on the full purchase price. The lower-count spouse's status is irrelevant for joint purchases; the stricter profile governs.
- SSD regime split on new-launch purchases: Buyers who signed OTPs before 4 July 2025 fall under the old three-year SSD regime even if TOP comes after that date. The purchase date, not the completion date, determines which SSD table applies. Confirm this with your solicitor before any sub-sale or early exit.
- Trust structures and ABSD at 65%: The entity rate of 65% covers discretionary trusts used to ring-fence property for children or for estate planning. The government closed this avenue after 2023 Budget amendments. Buying in a child's name via trust is not an effective ABSD strategy — see Stamp Duty Complete Guide for the trust-treatment rules.
Buyer's Stamp Duty (BSD) — Rate Table (as of 2026-05)
BSD applies to all residential and non-residential property purchases in Singapore. It is computed on the higher of the purchase price or market value.
| Purchase Price / Market Value (Residential) | BSD Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 (S$1M – S$1.5M) | 4% |
| Next S$1.5M (S$1.5M – S$3M) | 5% |
| Remainder above S$3M | 6% |
For a S$2 million condo: BSD = S$1,800 + S$3,600 + S$19,200 + S$20,000 + S$25,000 = S$69,600 (3.48% effective rate). For S$1.2 million: BSD = S$1,800 + S$3,600 + S$19,200 + S$8,000 = S$32,600 (2.72% effective rate). BSD must be paid within 14 days of executing the Sale and Purchase Agreement in Singapore, or within 30 days if executed overseas. Refer to IRAS BSD page for the non-residential tier (top rate 5%).
Additional Buyer's Stamp Duty (ABSD) — Rate Table (as of 2026-05)
ABSD is computed on the same higher-of-price-or-market-value basis as BSD and must be paid together with BSD.
| Buyer Profile | 1st Property | 2nd Property | 3rd & Subsequent |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity (company / trust) | 65% | 65% | 65% |
The 60% foreigner rate (doubled from 30% in April 2023) and the entity rate of 65% reflect the government's intent to prioritise owner-occupier demand. US and Swiss nationals qualify for ABSD remission under their respective Free Trade Agreements — see ABSD Exemption for US & Swiss Citizens for conditions. Full rate table and worked examples at IRAS ABSD page.
Seller's Stamp Duty (SSD) — Rate Table (as of 2026-05)
SSD applies to residential properties sold within the holding period. Two regimes apply depending on purchase date:
| Holding Period | Rate (purchased before 4 Jul 2025) | Rate (purchased on/after 4 Jul 2025) |
|---|---|---|
| Up to 1 year | 12% | 16% |
| 1 – 2 years | 8% | 12% |
| 2 – 3 years | 4% | 8% |
| 3 – 4 years | N/A (no SSD) | 4% |
| Beyond 4 years | No SSD | No SSD |
The July 2025 MAS announcement extended the SSD window from three to four years and raised each tier by four percentage points — a significant tightening that materially increases exit costs for buyers who purchased after 4 July 2025 and need to sell within four years. Use our SSD Calculator to model the exact cost for your exit timeline. See also SSD Extended to 4 Years — Impact Analysis for the policy context.
Before exercising any OTP, work through this checklist:
- Count your properties accurately — include HDB flat (if not sold), overseas residential holdings, and any inherited property. Run your ABSD exposure through our Stamp Duty Calculator.
- Model the full acquisition cost — BSD + ABSD + legal fees + stamp duty on mortgage (Total Cost Calculator). For properties above S$3M, the 6% BSD tier alone adds materially to the total.
- If upgrading as an SC married couple — verify the six-month sell-down window is achievable before committing. Factor in the HDB resale market time-on-market in your town, or the open-market timeline for your current private property. Do not rely on achieving remission as part of your base-case financing plan.
- If considering decoupling — run the Decoupling Calculator first. At property values below approximately S$1.4M, BSD on the transfer typically exceeds the ABSD saved; decoupling becomes cost-positive above that threshold for most SC couples.
- PR buyers: factor in the five-year timeline to SC conversion — if citizenship is your medium-term plan, delaying a second purchase until after conversion could save 30% ABSD. Compare PR vs Citizen Stamp Duty for the cumulative differential.
- For new-launch buyers: confirm your SSD regime at OTP exercise — purchases after 4 July 2025 face the extended four-year SSD window. If your personal circumstances could require a sub-sale within four years, price in the exit cost now.
Frequently Asked Questions
When must I pay stamp duty?
Can married couples get ABSD remission?
How is stamp duty calculated on the purchase price?
What happens to SSD if I inherited a property and sell it within four years?
SSD applies to the disposal, not the mode of acquisition. If the inherited property was originally purchased (by the estate or the deceased) on or after 4 July 2025 and you dispose of it within four years of that original purchase date, SSD is payable. If the original purchase predates 4 July 2025, the old three-year schedule and lower rates apply. The holding period runs from the date of the original purchase contract, not the date of inheritance.