Singapore Stamp Duty Guide (BSD, ABSD & SSD Rates)
Buyer’s Stamp Duty (BSD)
| Purchase Price or Market Value of the Property | BSD Rates for Residential Properties | BSD Rates for Non-Residential Properties |
|---|---|---|
| First $180,000 | 1% | 1% |
| Next $180,000 | 2% | 2% |
| Next $640,000 | 3% | 3% |
| Next $500,000 | 4% | 4% |
| Next $1,500,000 | 5% | 5% |
| Amount exceeding $3,000,000 | 6% | 5% |
Additional Buyer’s Stamp Duty (ABSD)
| Nationality | 1st Property | 2nd Property | 3rd Property |
|---|---|---|---|
| Singapore Citizens | N.A. | 20% | 30% |
| Permanent Residents | 5% | 30% | 35% |
| Foreigners | 60% | 60% | 60% |
| Entities / Companies | 65% | 65% | 65% |
Worked Examples (BSD + ABSD)
These are quick examples to show how BSD (tiered) and ABSD (profile-based) can change the cash needed. For full explanation and edge cases, refer to your lawyer and IRAS.
| Scenario | What applies | How to estimate (simple) | Practical takeaway |
|---|---|---|---|
| Example 1: SC buying first home at $1,500,000 | BSD only (ABSD: N.A.) |
BSD is tiered. Use BSD tiers on $1.5M. (Shortcut: use your calculator / lawyer’s computation.) |
Even without ABSD, BSD is still a meaningful upfront cost. Always keep a buffer for legal fees + renovation. |
| Example 2: SC buying a 2nd property at $2,000,000 | BSD + ABSD (2nd property ABSD applies) |
ABSD = 20% x $2,000,000 = $400,000 (on top of BSD). BSD remains tiered on the same value. |
ABSD can become the single biggest “cost gate”. Model whether sell-first or restructure is needed before buying. |
Note: Stamp duty is computed on the higher of purchase price or market value. If valuation is higher, duties are based on that higher value.
- ABSD is on top of BSD (both can apply).
- Buy count matters: 1st / 2nd / 3rd property rules change your ABSD tier.
- Couples planning: if you’re considering future purchases, model ABSD early (and avoid buying first, thinking later).
Planning a second property purchase?
ABSD often becomes the biggest upfront cost when buying another property.
For example, a Singapore Citizen buying a $2,000,000 second property
would pay about $400,000 in ABSD (20%) on top of BSD.
Because ABSD can materially change your cash requirements,
many buyers evaluate whether to sell first, buy first, or restructure their portfolio before committing to another purchase.
See this planning guide:
Financial & Strategy Checks Before Viewing a Property
Seller’s Stamp Duty (SSD)
| Holding Period | Rates from Mar 11, 2017 to Jul 3, 2025 | Rates on and after Jul 4, 2025 |
|---|---|---|
| Up to 1 year | 12% | 16% |
| More than 1 year but up to 2 years | 8% | 12% |
| More than 2 years but up to 3 years | 4% | 8% |
| More than 3 years but up to 4 years | 0% | 4% |
| More than 4 years | 0% | 0% (no change) |
SSD is a holding-period penalty: If you sell too soon, SSD can materially reduce your net proceeds. Always consider your intended holding horizon before buying.
Frequently Asked Questions
BSD applies to most property purchases, and ABSD (if applicable) is charged on top of BSD. In practice, you should budget for both if you are in an ABSD category.
Stamp duty is computed based on the higher of purchase price or market value. This is why having a buffer is important, especially if valuation comes in higher than expected.
Deadlines depend on the transaction type (e.g., new launch vs resale) and your legal documents. For new launches, stamp duty is commonly due after exercising the S&P (subject to your OTP/S&P and lawyer’s advice).
Deadlines depend on the transaction type (e.g., new launch vs resale). For a step-by-step breakdown of the purchase process and payment timing, see New Launch Purchase Timeline.
For some married couples who buy a second residential property jointly, ABSD paid on the second property may be refundable if the remission conditions are met. One key condition is that the first residential property (matrimonial home) must be sold within 6 months after the date of purchase (for completed property), or within 6 months after the issue date of TOP / CSC (whichever is earlier) if the second property was uncompleted at the time of purchase.
The couple must remain married, there must be no change of ownership in the second property at the time of sale of the first property, and the couple must not have purchased or acquired any other residential property since the purchase of the second property. If a refund application is required, it must be made within 6 months after the date of sale of the first property.
If you are planning sell-first vs buy-first, or sequencing timelines to avoid losing eligibility, see Financial & Strategy Checks Before Viewing a Property .
SSD applies if you sell within the specified holding period. If you expect to sell within the first few years, SSD can significantly reduce your net profit — so model your exit timeline before committing.
Senior Associate District Director, PropNex Realty
CEA License: R057586D
Disclaimer: The information provided is for educational purposes only and does not constitute financial advice. Always perform your own due diligence before any property transaction. PropNex Realty Pte Ltd (L3008022J) | Josephine Yap (R057586D).