Singapore Property Tax & ABSD Stamp Duty Rates Guide 2026

Complete 2026 guide to Singapore property tax and stamp duties. Covers 60% foreigner ABSD, updated BSD tiers (up to 6% above S$3M), SSD extended to 4 years (16%/12%/8%/4%), AV-based progressive property tax rates, and FTA exemptions.

Statutory Overview & Legal Tax Framework

Residential property ownership and real estate transactions in Singapore attract multiple statutory taxes administered by IRAS under the Property Tax Act (Cap. 254) and Stamp Duties Act (Cap. 312). The stamp duty landscape consists of three major duties: Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), and Seller's Stamp Duty (SSD). BSD is mandatory on all property purchases using a tiered progressive scale (1% to 6% on residential properties above S$3,000,000). ABSD is levied on residential property purchases based on the buyer's citizenship/residency status and property count: Singapore Citizens pay 0% on their first home, 20% on the second, and 30% on the third and subsequent; Singapore PRs pay 5% on the first, 30% on the second, and 35% on subsequent; foreigners pay a flat 60% ABSD on all residential property purchases; entities and trustees pay 65%. SSD was extended in July 2025 - residential properties sold within 4 years (extended from 3 years) now incur SSD: 16% in Year 1, 12% in Year 2, 8% in Year 3, and 4% in Year 4. Annual Property Tax is levied based on the property's Annual Value (AV) - the estimated gross annual rental income - using progressive owner-occupied rates (0%-32%) and non-owner-occupied rates (12%-36%). US Citizens and nationals of Iceland, Liechtenstein, Norway, and Switzerland receive Singapore Citizen ABSD treatment under applicable Free Trade Agreements.

Key Tax Criteria & Statutory Rules

ABSD Rates by Buyer Profile & Property Count (2026)ABSD Tiers

SC 1st home: 0%; SC 2nd home: 20%; SC 3rd+: 30%. PR 1st home: 5%; PR 2nd home: 30%; PR 3rd+: 35%. Foreigner (all purchases): 60%. Entity/Trustee (all purchases): 65%. FTA nationals (US, Iceland, Liechtenstein, Norway, Switzerland): SC ABSD rates apply.

BSD Progressive Rate Schedule - Revised 6-Tier StructureBSD Rates

Residential BSD: 1% first S$180k; 2% next S$180k; 3% next S$640k; 4% next S$500k; 5% next S$1,500k; 6% above S$3,000,000. The 6th tier at 6% (above S$3M) was introduced as part of cooling measures to target high-value luxury residential property purchases.

SSD Extended to 4-Year Holding Period (July 2025 Update)SSD 4-Year Rule

Updated July 2025: Seller's Stamp Duty now applies if residential property is sold within 4 years of purchase (extended from 3 years). SSD rates: Year 1 = 16%; Year 2 = 12%; Year 3 = 8%; Year 4 = 4%; Year 5+ = 0% (no SSD). SSD is calculated on the higher of the purchase price or market value.

Annual Property Tax Based on Annual Value (AV) - Progressive RatesAnnual AV Tax

Annual Property Tax = AV xx- applicable progressive rate. Owner-occupied residential: 0% on first S$8k AV; rising progressively to 32% above S$130k AV. Non-owner-occupied / investment properties: 12% on first S$30k AV; rising to 36% above S$90k AV. AV is the estimated annual gross rental income determined by IRAS.

Qualification Rules & Tax Compliance

BSD and ABSD must be paid within 14 days of executing the Option to Purchase (OTP), Sale & Purchase Agreement (SPA), or within 30 days if the document is executed overseas - whichever is applicable - using the IRAS e-Stamping Portal (estamp.iras.gov.sg).

Married couples who sell their first HDB flat and purchase a private property (or vice versa) within the applicable timeframe may apply for ABSD remission for a replacement first home, provided all conditions are met and the first property is fully disposed within 6 months of the second property's purchase.

US Citizens and nationals (not permanent residents) of Iceland, Liechtenstein, Norway, and Switzerland are accorded the same ABSD treatment as Singapore Citizens under their respective Free Trade Agreements (FTAs) - paying 0% on a first residential property, 20% on a second, etc.

Annual Property Tax (based on AV) is payable by 31 January each year. Property owners receive a property tax notice from IRAS in December. GIRO installments are available for property tax payments.

IRAS Filing & Verification Checklist

IRAS Property Tax Act (Cap. 254) and Stamp Duties Act (Cap. 312) - current rate schedules and ABSD/BSD e-Tax Guides from iras.gov.sg/taxes/stamp-duty

Executed Option to Purchase (OTP) or Sale & Purchase Agreement (SPA) with property address, purchase price, buyer profile (citizenship/PR status), and existing property count

Singpass access for IRAS e-Stamping Portal (estamp.iras.gov.sg) for online BSD and ABSD computation and payment via conveyancing lawyer

Proof of citizenship / PR status (NRIC, passport, ICA letter) and HDB My Flat Dashboard or ACRA search confirming existing property ownership count

Step-by-Step IRAS Filing & Payment Workflow

Determine ABSD Profile: Citizenship Status & Existing Property Count

Confirm your citizenship/PR status and count all existing residential properties held (including private and HDB) to determine which ABSD tier applies. Engage a conveyancing lawyer who will compute all applicable stamp duties before you exercise the OTP.

Compute BSD & ABSD Using IRAS e-Stamping Calculator

Your conveyancing lawyer or you can use the IRAS stamp duty calculator at iras.gov.sg to compute exact BSD and ABSD amounts based on the higher of the purchase price or market value. BSD is mandatory for all buyers; ABSD is determined by buyer profile and property count.

Pay Stamp Duties Within 14 Days of OTP/SPA Execution

Pay BSD and ABSD via the IRAS e-Stamping Portal within 14 days of signing the OTP or SPA. Stamp duties can be funded using CPF Ordinary Account savings, cash, or conveyancing escrow arrangements. Late payment incurs interest and penalties.

Receive IRAS Certificate of Stamping & Complete Conveyancing

Upon payment, IRAS issues a digital Stamp Certificate via the e-Stamping Portal confirming full BSD and ABSD payment. Your conveyancing lawyer uses this certificate to complete the property transfer and lodgement with Singapore Land Authority (SLA).

Receive IRAS Annual Property Tax Notice & Pay by 31 January

IRAS sends your annual property tax notice in December each year based on the property's Annual Value. Pay by 31 January (or enroll in GIRO monthly installments). Owner-occupied AV tax rates are significantly lower than investment/rental property rates - ensure your occupation status is correctly declared to IRAS.

Frequently Asked Questions (FAQ)

Foreigners purchasing any residential property in Singapore must pay a flat Additional Buyer's Stamp Duty (ABSD) of 60% of the purchase price or market value (whichever is higher), applicable on all purchases regardless of whether it is their 1st or subsequent property. This 60% rate has been in effect since April 2023 and remains unchanged in 2026.

As of July 2025, the SSD holding period for residential properties was extended from 3 years to 4 years. The SSD rates for properties purchased from the effective date are: 16% if sold within 1 year; 12% if sold within 2 years; 8% if sold within 3 years; 4% if sold within 4 years; and 0% if sold after 4 years from the purchase date. SSD is calculated on the higher of the sale price or market value.

Buyer's Stamp Duty (BSD) for residential property is computed progressively on the higher of the purchase price or market value: 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$1,500,000; and 6% on the amount exceeding S$3,000,000. BSD is mandatory for all property buyers regardless of citizenship, PR status, or property count.

Yes. Buyers can use their CPF Ordinary Account (OA) savings to pay Buyer's Stamp Duty (BSD) and Additional Buyer's Stamp Duty (ABSD) for residential property purchases, provided the property qualifies for CPF usage under CPF Board rules. This is typically arranged through the conveyancing lawyer as part of the completion process.

The Annual Value (AV) of a property is IRAS's estimate of the annual gross rental income the property would fetch if rented out on the open market, excluding furniture, fittings, and maintenance charges. IRAS determines AV by benchmarking against actual rental contracts of comparable properties in the vicinity. AV is reviewed annually and can be appealed by the property owner if believed to be inaccurate.

Under Singapore's Free Trade Agreements, nationals (not permanent residents) of the following countries are accorded the same ABSD treatment as Singapore Citizens: United States (US-SG FTA), Iceland (EFTA FTA), Liechtenstein (EFTA FTA), Norway (EFTA FTA), and Switzerland (EFTA FTA). These FTA nationals pay 0% ABSD on their first residential property, 20% on the second, and 30% on the third and subsequent properties, identical to Singapore Citizens.