Singapore Property Tax & ABSD Stamp Duty Rates Guide 2026

Complete guide to Property Tax and ABSD stamp duty in Singapore. Explains 60% foreigner ABSD, 20% 2nd property ABSD, BSD progressive rates, & AV taxes.

Statutory Overview & Legal Tax Framework

Property ownership and real estate transactions in Singapore attract statutory property taxes and stamp duties administered by IRAS under the Property Tax Act (Cap. 254) and Stamp Duties Act (Cap. 312). Buyers paying for residential property must pay Buyer's Stamp Duty (BSD up to 6%), while Additional Buyer's Stamp Duty (ABSD) is levied based on residency status and property count: 0% for Singapore Citizens on 1st home, 20% on 2nd home, 30% on 3rd+ home; 60% flat ABSD for foreigners; and 65% for entities/trusts. Annual Property Tax is charged based on the property's Annual Value (AV), with progressive rates for owner-occupied (0% to 32%) and non-owner-occupied homes (12% to 36%).

Key Tax Criteria & Statutory Rules

Additional Buyer's Stamp Duty (ABSD) Residency TiersABSD Tiers

SC 1st home (0%), SC 2nd home (20%), PR 1st home (5%), PR 2nd home (30%), Foreigner (60%), Entity/Trust (65%).

Buyer's Stamp Duty (BSD) Progressive Rate Schedule (1% - 6%)BSD Rates

1% first S$180k; 2% next S$180k; 3% next S$280k; 4% next S$360k; 5% next S$500k; 6% value above S$1.5M.

Owner-Occupied vs Non-Owner-Occupied Property Tax AV RatesAnnual AV Tax

Owner-occupied homes enjoy concessionary progressive rates (0% to 32%); rented/vacant homes pay 12% to 36%.

Seller's Stamp Duty (SSD) Holding Period TiersSSD Penalties

Property sold within 3 years incurs SSD: Year 1 (12%), Year 2 (8%), Year 3 (4%), Year 4+ (0%).

Qualification Rules & Tax Compliance

Stamp duty must be paid within 14 days of executing the Option to Purchase (OTP) or Sale & Purchase Agreement.

US Citizens and nationals of Iceland, Liechtenstein, Norway, and Switzerland enjoy SC ABSD rates under Free Trade Agreements (FTA).

Property Tax is payable annually in advance by January 31.

Married couples buying a replacement home can apply for ABSD remission if they sell their 1st flat within 6 months.

IRAS Filing & Verification Checklist

IRAS Property Tax Act & Stamp Duties Act Rate Schedules

Executed Option to Purchase (OTP) or Sale & Purchase Agreement

Singpass Access for IRAS e-Stamping Portal (estamp.iras.gov.sg)

Proof of Citizenship / PR Status & HDB/Private Title Deed

Step-by-Step IRAS Filing & Payment Workflow

Exercise Option to Purchase (OTP) for Property

Sign OTP agreement with seller; engage conveyancing lawyer.

Compute BSD & ABSD Duties on IRAS e-Stamping Portal

Lawyer computes Buyer's Stamp Duty and Additional Buyer's Stamp Duty based on buyer profile.

Pay Stamp Duties Within 14 Days of OTP Execution

Pay BSD and ABSD via CPF Ordinary Account or cash through lawyer's conveyancing account.

Receive Official IRAS Certificate of Stamping

IRAS issues digital Stamp Certificate confirming full duty payment.

Pay Annual Property Tax Bill by January 31

Pay annual AV property tax bill via GIRO or PayNow upon receiving IRAS annual tax notice.

Frequently Asked Questions (FAQ)

Foreigners purchasing any residential property in Singapore must pay a flat Additional Buyer's Stamp Duty (ABSD) rate of 60% of the purchase price or market value.

No. Singapore Citizens pay 0% ABSD when purchasing their first residential property.

Nationals and Permanent Residents of Iceland, Liechtenstein, Norway, Switzerland, and Citizens of the United States enjoy the same ABSD treatment as Singapore Citizens under respective Free Trade Agreements.

The Annual Value (AV) of a property is the estimated annual gross rent the property could fetch if rented out, as determined by IRAS based on market rentals of comparable properties.

Seller's Stamp Duty (SSD) applies if you sell a residential property within 3 years of purchase: 12% if sold in Year 1, 8% in Year 2, 4% in Year 3, and 0% after 3 years.

Yes. Buyers can use funds from their CPF Ordinary Account (OA) to pay for both Buyer's Stamp Duty (BSD) and Additional Buyer's Stamp Duty (ABSD).