The Short Answer
BSD generally applies whenever property in Singapore is bought or acquired. For residential property, it uses progressive rates of 1% to 6%. ABSD is an additional duty that may apply to residential property, depending on the buyer's citizenship or residency profile, the number of Singapore residential properties counted and whether the buyer is an individual, entity or trustee.
Both are calculated on the higher of the stated purchase price or market value. They are upfront transaction costs, not part of the downpayment and not the same as annual property tax.
Planning note: This guide reflects IRAS pages checked on 25 August 2026. It is general information, not tax or legal advice. Rates, definitions, remissions and deadlines can change. Ask your conveyancing lawyer or IRAS to confirm the final duty before exercising an option or signing an agreement.
Purpose: Put Stamp Duty Into the Budget Before You Shortlist
The objective is to avoid treating stamp duty as an afterthought. A buyer who has enough for a downpayment may still face a large funding gap once BSD and any ABSD are included. The tax result can also change with ownership structure, joint buyers, an existing partial interest or the timing of a sale.
Start with your wider purchase plan in the Singapore Property Buyer's Guide. Then use this page to form the right questions for your lawyer. If financing is still uncertain, review TDSR, MSR and LTV before setting a search ceiling.
1. Buyer's Stamp Duty: Progressive Rates
IRAS states that BSD is payable on documents executed for the transfer or sale and purchase of property in Singapore. It is computed on the purchase price stated in the document or the market value, whichever is higher. The current residential rates have applied since 15 February 2023.
| Residential value band | Marginal BSD rate | Duty on a full band |
|---|---|---|
| First S$180,000 | 1% | S$1,800 |
| Next S$180,000 | 2% | S$3,600 |
| Next S$640,000 | 3% | S$19,200 |
| Next S$500,000 | 4% | S$20,000 |
| Next S$1,500,000 | 5% | S$75,000 |
| Remaining amount above S$3,000,000 | 6% | Depends on value |
The rates are marginal. A S$2 million property is not taxed at 5% on the entire amount. Each slice is taxed at its own rate. IRAS states that BSD is rounded down to the nearest dollar, subject to a minimum duty of S$1.
Quick formula for residential value above S$1.5 million and up to S$3 million: BSD = S$44,600 + 5% of the amount above S$1.5 million.
2. Additional Buyer's Stamp Duty: Buyer Profile Matters
ABSD is added to BSD when the residential purchase falls within an applicable profile. IRAS publishes the following rates for residential property bought on or after 27 April 2023.
| Buyer profile | Property count for this purchase | Published ABSD rate |
|---|---|---|
| Singapore Citizen | First / second / third or subsequent | 0% / 20% / 30% |
| Singapore Permanent Resident | First / second / third or subsequent | 5% / 30% / 35% |
| Foreigner | Any residential property | 60% |
| Entity or trustee under the general entity/trust treatment | Any residential property | 65% |
| Housing developer | Residential property acquired for development | 35%, plus 5% non-remittable, subject to the specific rules |
ABSD is a flat percentage of the higher purchase price or market value, not a progressive tier. The table is only a starting point. Trusts, developers, housing purchases subject to HDB rules, treaty-based remission and other special situations require their own analysis.
Joint-buyer rule: IRAS states that where buyers have different profiles, the highest applicable ABSD rate applies to the entire value of the jointly purchased property. Do not average the rates or apply each rate only to that buyer's share.
3. What Counts as an Existing Residential Property?
Property count is a common source of mistakes. IRAS says a residential property generally enters the count from the date a contract or agreement to purchase is accepted, even before legal transfer. An uncompleted developer unit counts once its Sale and Purchase Agreement is signed.
- Partial ownership counts: owning any interest, including a jointly owned home or a small share, generally counts as one property.
- A contracted sale can leave the count: IRAS states that a property is excluded once there is already a contract or agreement to sell and the new buyer has exercised the option.
- Overseas property is excluded: the ABSD count described by IRAS concerns Singapore residential properties; properties outside Singapore are excluded.
- Gifts, inheritance and trusts can count: residential property acquired through several non-sale routes may still be included.
- Each property in a multiple purchase is counted: buying several residential properties together does not turn them into one count.
Because the result depends on facts and timing, have your lawyer map every present interest, pending purchase, exercised sale and co-buyer profile before relying on a percentage.
Worked Examples
Example A: Singapore Citizen buying a first S$2 million home
Assume the purchase price and market value are both S$2 million. BSD is S$69,600: S$1,800 + S$3,600 + S$19,200 + S$20,000 + S$25,000. ABSD is 0% for the stated first-property profile, so the simplified total is S$69,600.
Example B: Singapore Citizen buying a second S$2 million home
BSD remains S$69,600. ABSD at 20% is S$400,000. The simplified total is S$469,600. This illustrates why ownership count should be confirmed before the buyer commits.
Example C: Permanent Resident buying a first S$2 million home
BSD is S$69,600. ABSD at 5% is S$100,000. The simplified total is S$169,600.
Example D: purchase price below market value
If the signed price is S$1.9 million but the market value is S$2 million, the duties are calculated on S$2 million because it is higher. The lower contract price does not become the stamp-duty base.
Scope of the examples: They assume a straightforward residential purchase on or after the current effective dates and do not model remissions, refunds, trust arrangements, entities, treaty treatment, mixed-use apportionment or transitional provisions.
How to Use the PropertyOne BSD and ABSD Calculator
- Enter the higher value: use the greater of the purchase price and market value, not simply the advertised or negotiated price.
- Select the buyer profile: choose the relevant citizenship or residency status and residential-property count.
- Read BSD and ABSD separately: this helps you see whether the large cost is the universal progressive duty or the additional profile-based duty.
- Add the result to cash-flow planning: compare it with the downpayment, legal fees, valuation, renovation and emergency reserve.
- Verify exceptions: ask your lawyer to confirm the count, joint-buyer treatment and whether any remission or refund can apply.
Use calculator values as a planning worksheet, not as an IRAS assessment. Avoid sending personal income, CPF balances or ownership details through a general enquiry form.
Payment Timing, Remissions and Refunds
IRAS states that BSD and ABSD generally must be paid within 14 days after a contract or agreement is signed in Singapore. If signed overseas, payment is generally due within 30 days after the document is received in Singapore. In most private-property transactions, the conveyancing lawyer arranges stamping and payment, but the buyer remains responsible for funding it.
Replacement homes for married couples
Some married couples with at least one Singapore Citizen spouse may qualify for ABSD remission or refund when replacing their only matrimonial home, subject to every IRAS condition. Depending on the facts, this may include selling the first property within the specified period. Treat the refund as conditional until eligibility and timing are confirmed.
Single Singapore Citizen seniors
For purchases of a second residential property on or after 16 February 2024, some single Singapore Citizens aged 55 and above may qualify for a refund when right-sizing, subject to detailed ownership, buyer and disposal conditions.
FTA nationals and permanent residents
IRAS states that qualifying nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland, and qualifying nationals of the United States, may receive the same ABSD treatment as Singapore Citizens under the relevant free-trade-agreement remission rules.
Never assume a remission is automatic. Check the exact conditions, evidence, stamping route and deadline with IRAS or your lawyer before structuring the purchase around it.
Common Stamp-Duty Planning Mistakes
- Calculating duties on purchase price when market value is higher.
- Applying the top BSD rate to the whole property value.
- Forgetting that BSD still applies when ABSD is 0%.
- Ignoring a partial or jointly owned residential interest.
- Averaging two joint buyers' ABSD rates.
- Assuming an overseas home increases the Singapore property count.
- Treating a possible refund as guaranteed cash on completion.
- Missing the stamping or remission application deadline.
A safer approach is to budget the full unremitted amount until a professional confirms otherwise. Preserve liquidity for the period between payment and any later refund.
Move From Duty Estimate to a Real Project Shortlist
Once the upfront cost is credible, compare real purchase options. Browse the New Launch Condo Calendar, then review current projects such as Lucerne Grand, The Serra Residences and One Marina Gardens.
Use the same buyer profile and ownership assumptions for each comparison. PropertyOne does not publish final unit prices; confirm current unit-specific pricing before recalculating duties and financing.
Browse current projects after accounting for downpayment, duties and a sensible reserve.
Frequently Asked Questions
What is the difference between BSD and ABSD in Singapore?
BSD generally applies when property in Singapore is bought or acquired and is calculated progressively. ABSD may apply in addition for a residential property, based on the buyer profile and residential-property count on the purchase date.
What value is used to calculate BSD and ABSD?
IRAS calculates BSD and ABSD on the higher of the stated purchase price or the property's market value.
How much ABSD does a Singapore Citizen pay?
For residential property bought on or after 27 April 2023, the published rates are 0% for a Singapore Citizen's first property, 20% for the second and 30% for the third and subsequent properties, subject to current IRAS rules and any applicable remission.
Does a partial share in a property count for ABSD?
Yes. IRAS states that any interest in a residential property, including partial or joint ownership, counts as one property for the buyer.
When must BSD and ABSD be paid?
IRAS states that BSD and ABSD generally must be paid within 14 days after a contract or agreement is signed in Singapore, or within 30 days after it is received in Singapore if signed overseas.
Can married couples receive an ABSD refund?
Some married couples with at least one Singapore Citizen spouse may qualify for remission or refund when buying a replacement matrimonial home and meeting every IRAS condition, including the applicable disposal deadline. Confirm eligibility before relying on a refund.
Is the PropertyOne stamp-duty result a tax assessment?
No. It is a planning estimate for selected residential-property scenarios and does not model every remission, refund, trust, entity, treaty or transitional rule. IRAS and your conveyancing lawyer should confirm the final duty.
Official Sources and Review Date
Rates and guidance were checked on 25 August 2026. Use the live IRAS pages for the latest position:
- IRAS: Buyer's Stamp Duty - duty base, residential tiers, computation and rounding.
- IRAS: Additional Buyer's Stamp Duty - rates, buyer profiles, property count, joint purchases and payment timing.
- IRAS: Remission of ABSD for a married couple - qualifying conditions and refund process.
- IRAS: ABSD concession for single Singapore Citizen seniors - right-sizing concession conditions.
- IRAS: Foreigners eligible for ABSD remission under FTAs - qualifying nationalities and status.