Singapore Foreigner ABSD 60% Property Stamp Duty Guide 2026

Statutory Overview & Housing Framework

Singapore's Additional Buyer's Stamp Duty (ABSD) is imposed on residential-property acquisitions in addition to Buyer's Stamp Duty (BSD). IRAS currently states that a foreign individual buying any residential property is subject to 60% ABSD on the higher of the purchase price or market value. The current FTA remission is more precise than the original page suggests: nationals and Permanent Residents of Iceland, Liechtenstein, Norway and Switzerland, and nationals of the United States, are accorded the same stamp-duty treatment as Singapore Citizens. A qualifying FTA buyer therefore generally follows the Singapore Citizen schedule rather than receiving an unconditional 0% rate on every purchase. BSD remains payable. For residential property acquired on or after 15 February 2023, BSD rates run from 1% to a top marginal 6% on the value above S$3 million. The original page also incorrectly treated every trust or corporate acquisition as a 60% foreigner transaction. IRAS currently charges 65% ABSD on entities and 65% ABSD (Trust) for residential property acquired to be held on trust, subject to specific remission rules. Foreign ownership is a separate issue from stamp duty: the Singapore Land Authority states that a foreign person purchasing landed residential property, including at Sentosa Cove, must obtain approval under the Residential Property Act. Payment deadlines also require correction: BSD and ABSD are generally due within 14 days after the signed contract or agreement when executed in Singapore, or within 30 days after receipt in Singapore when executed overseas. CPF Board states that CPF OA savings can, subject to CPF rules, be used for BSD and ABSD; this is not limited to Singapore Citizens and PRs as a general stamp-duty principle, although actual CPF eligibility depends on whether the buyer has CPF savings and satisfies the applicable property scheme rules.

Key Statutory Rules & Housing Criteria

What is the foreigner ABSD rate in Singapore in 2026?

IRAS currently applies a 60% ABSD rate to a foreign individual buying any residential property in Singapore. The duty is computed on the higher of the purchase price stated in the dutiable document or the property's market value. ABSD is payable in addition to BSD. The 60% rate applies regardless of whether the foreigner is buying a first, second or subsequent residential property, unless a specific remission or other relief changes the liability.

Which foreigners qualify for FTA ABSD remission?

IRAS currently lists two categories. Nationals and Permanent Residents of Iceland, Liechtenstein, Norway or Switzerland receive the same stamp-duty treatment as Singapore Citizens. Nationals of the United States of America also receive the same treatment. The wording matters: for the United States, IRAS refers to nationals, while the other four FTA countries include both nationals and Permanent Residents. A US Green Card holder who is not a US citizen therefore cannot rely on the US category merely because they are a US permanent resident.

FTA remission does not mean every property is 0% ABSD

Under the FTA remission, qualifying foreigners receive the same stamp-duty treatment as Singapore Citizens. Because Singapore Citizen ABSD depends on the number of residential properties owned, a qualifying FTA buyer generally has 0% ABSD on the first residential property, 20% on the second and 30% on the third and subsequent property. BSD still applies, and other transaction rules are unaffected by the ABSD remission.

Current residential BSD rates in 2026

BSD is a separate stamp duty payable on property acquisitions. IRAS currently calculates BSD on the higher of the purchase price or market value. For residential property acquired on or after 15 February 2023, the rates are 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million and 6% on the remaining amount above S$3 million. The 6% figure is a marginal rate, not a flat 6% tax on the whole purchase price.

S$2 million property example

Assume a residential property has both a purchase price and market value of S$2,000,000. Current BSD is S$74,600. An ordinary foreign individual would also pay 60% ABSD, or S$1,200,000, giving combined BSD and ABSD of S$1,274,600. A qualifying FTA buyer purchasing a first residential property would generally receive the Singapore Citizen treatment and therefore pay 0% ABSD, leaving S$74,600 of BSD, assuming all remission conditions are met. This example excludes legal fees, agent fees, financing costs, property tax and other transaction expenses.

How joint purchases are taxed

IRAS states that when two or more buyers of different profiles jointly purchase a residential property, the highest applicable ABSD rate generally applies to the entire property value. This means the tax is not normally split according to each buyer's ownership percentage. For example, an ordinary foreigner purchasing jointly with a Singapore Citizen can trigger the 60% foreigner rate on the entire property. However, specific statutory remissions can change the final liability, especially for qualifying married couples.

Married-couple ABSD remission

A specific ABSD remission is available for eligible married couples where at least one spouse is a Singapore Citizen. For a qualifying first matrimonial residential property purchased jointly under both names, full ABSD remission may be available when both spouses do not own any residential property and the other IRAS conditions are met. For a second property, an ABSD refund can be available if the statutory conditions are satisfied, including disposing of the first property within six months and meeting the other conditions in the remission rules. A foreign spouse therefore should not assume that a joint first-home purchase with a Singapore Citizen automatically creates a 60% ABSD bill.

Corporate, entity and trust buyers: the 60% foreigner rule does not apply

The original page incorrectly grouped companies, entities and trusts under the foreign individual 60% rate. IRAS currently charges entities acquiring residential property 65% ABSD. A trustee acquiring residential property to hold on trust is also subject to a 65% ABSD (Trust) rate. For identifiable individual beneficiaries, IRAS provides a refund-based remission mechanism where the ABSD (Trust) payable can be reduced to the ABSD corresponding to the beneficial owner's highest applicable profile. The 65% ABSD (Trust) must be paid upfront before the remission refund can be granted.

Can foreigners buy HDB flats or private residential property?

A foreign individual cannot simply purchase an HDB flat under the ordinary HDB public-housing eligibility framework. By contrast, foreigners can generally purchase eligible private condominium and flat units without approval under the Residential Property Act. Landed residential property is different: SLA states that a foreign person wishing to buy landed residential property in Singapore, including at Sentosa Cove, must seek approval under the Residential Property Act. The approval criteria are separate from ABSD and include factors such as Singapore PR status for at least five years and exceptional economic contribution.

How long can foreign-ownership approval take?

For restricted landed residential property, SLA states that assessment of a Residential Property Act application generally takes about 30 working days after it receives all required documents and information. This is an estimate rather than a guaranteed processing time, and complex applications can take longer. SLA also allows an in-principle approval application before a specific property is identified, and explicitly encourages applicants to do this where appropriate.

When must BSD and ABSD be paid?

IRAS currently states that BSD and ABSD must be paid within 14 days after the date of the signed Contract or Agreement when the document is executed in Singapore. If the Contract or Agreement is executed overseas, the duty must be paid within 30 days after the document is received in Singapore. IRAS also states that stamp duty is an upfront cost and cannot be deferred or paid by instalments. If the duty is unpaid, late or insufficient, a penalty of up to four times the unpaid duty can be imposed.

Can foreign buyers use CPF to pay BSD and ABSD?

The original statement that CPF can be used only by Singapore Citizens and Permanent Residents is too broad. CPF Board currently states that CPF OA savings can be used for BSD and ABSD, subject to the terms and conditions of the Private Properties and Public Housing Schemes. CPF Board also explains that stamp duty is generally paid upfront in cash, after which a CPF reimbursement may be processed when the required CPF charge can be lodged on the property. A foreign individual who is not a CPF member ordinarily has no CPF savings to use, but CPF eligibility should not be expressed as a nationality-only prohibition on the use of stamp duty funds.

How to claim FTA ABSD remission

IRAS states that qualifying foreigners can stamp through myTax Portal (Stamp Duty Login) to obtain the FTA remission certificate. If a trust instrument is involved, the remission process is different: the applicant submits a remission request through myTax Portal and provides the trust instrument and, where applicable, the Option to Purchase or Sale and Purchase Agreement. Conveyancing lawyers often handle property-stamping workflows, but the statutory remission depends on the qualifying buyer profile and evidence required by IRAS.

Why the purchase price alone is not enough to calculate ABSD

ABSD and BSD are generally calculated on the higher of the purchase price and market value. This means a buyer cannot safely estimate the tax from the contract price alone when the property's market value is higher. The buyer profile, residential-property count and ownership structure also matter. For entities and trusts, a separate 65% regime can apply, while FTA remission depends on the buyer's qualifying status. A mixed-use property can require separate analysis of its residential and non-residential components.

ABSD, BSD and the other costs of buying Singapore property

ABSD is only one component of a property transaction. Foreign buyers should also budget for BSD, conveyancing and registration fees, mortgage-related costs where applicable, valuation or financing charges, agent fees where applicable, property tax, maintenance costs and possible future Seller's Stamp Duty. The FTA remission affects ABSD treatment only. It does not remove BSD, Residential Property Act approval requirements for restricted property or future tax obligations.

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