Guide

Stamp Duty in Singapore 2026: The Complete BSD & ABSD Guide

Buying property in Singapore? Stamp duty is one of the biggest upfront costs — and the most misunderstood. This guide covers BSD rates, ABSD by buyer profile, worked examples, refund rules, and common mistakes.

·9 min read

What is Stamp Duty?

Stamp duty is a tax on legal documents relating to property transactions. In Singapore, when you buy residential property, you pay two types of stamp duty:

  • Buyer's Stamp Duty (BSD) — applies to all property purchases, regardless of who you are.
  • Additional Buyer's Stamp Duty (ABSD) — applies on top of BSD, varies by your residency status and how many properties you own.

Both are calculated on the purchase price or market value, whichever is higher. They must be paid within 14 days of signing the document (usually the Sale & Purchase Agreement or the exercise date of the Option to Purchase).

BSD Rates 2026

BSD is progressive — similar to income tax brackets. Only the portion of the price within each bracket is taxed at that rate:

Purchase PriceRate
First $180,0001%
Next $180,000 ($180K–$360K)2%
Next $640,000 ($360K–$1M)3%
Next $500,000 ($1M–$1.5M)4%
Next $1,500,000 ($1.5M–$3M)5%
Above $3,000,0006%

Effective from 15 February 2023. Source: IRAS.

Worked Example: BSD on a $500,000 HDB

First $180,000 @ 1%$1,800
Next $180,000 @ 2%$3,600
Remaining $140,000 @ 3%$4,200
Total BSD$9,600

Worked Example: BSD on a $1.5M Condo

First $180,000 @ 1%$1,800
Next $180,000 @ 2%$3,600
Next $640,000 @ 3%$19,200
Remaining $500,000 @ 4%$20,000
Total BSD$44,600

ABSD Rates 2026

ABSD is a flat rate applied to the entire purchase price (not progressive like BSD). The rate depends on your residency status and how many residential properties you already own:

Buyer ProfileABSD Rate
Singapore Citizen — 1st property0%
Singapore Citizen — 2nd property20%
Singapore Citizen — 3rd and subsequent30%
Singapore PR — 1st property5%
Singapore PR — 2nd property30%
Singapore PR — 3rd and subsequent35%
Foreigner — any property60%
Entity / Company65%

Effective from 27 April 2023. Source: IRAS.

The ABSD Impact is Massive

For a $1.5M condo:

  • SC buying 1st property: BSD $44,600 + ABSD $0 = $44,600 total (3.0%)
  • SC buying 2nd property: BSD $44,600 + ABSD $300,000 = $344,600 total (23.0%)
  • PR buying 1st property: BSD $44,600 + ABSD $75,000 = $119,600 total (8.0%)
  • Foreigner: BSD $44,600 + ABSD $900,000 = $944,600 total (63.0%)

This is why property purchase decisions in Singapore cannot be made without modelling stamp duty. A 2nd-property purchase for a Citizen costs nearly a quarter of the property value in stamp duty alone.

ABSD Refund for Married Couples

Married Singapore Citizen couples can apply for an ABSD refund on their 2nd property if they meet all of these conditions:

  1. Both spouses are Singapore Citizens
  2. The 2nd property was purchased in joint names or in the name of one spouse
  3. They sell their 1st property within 6 months of purchasing the 2nd
  4. The application is submitted within 6 months of selling the 1st property

This is particularly relevant for HDB upgraders. If you're buying a condo before selling your HDB, you'll pay the 20% ABSD upfront but can get it refunded after selling the HDB within 6 months.

Common Mistakes

1. Forgetting ABSD when budgeting

Many buyers calculate their budget based on the property price plus BSD, forgetting that ABSD can be larger than the down payment. A PR buying their 1st $1M condo pays $25,600 BSD + $50,000 ABSD = $75,600 in stamp duty — nearly 8% of the purchase price, on top of the 25% down payment.

2. Missing the 14-day payment deadline

Stamp duty must be paid within 14 days. Late payment attracts a penalty of up to $10 or 4x the stamp duty, whichever is greater. For large transactions, the penalty can be enormous.

3. Not factoring stamp duty into ROI calculations

If you buy a $1.5M condo as a SC 2nd property and sell it for $1.65M three years later, your "profit" of $150K is actually a loss after accounting for $344,600 in stamp duty, agent commission (~$33K), and legal fees.

4. Assuming commercial property has no ABSD

ABSD applies to residential property only. Commercial and industrial property is not subject to ABSD, only BSD. This is why some investors prefer commercial shophouses or industrial units.

Calculate your exact stamp duty

Use Karui's free stamp duty calculator for instant BSD + ABSD breakdown by buyer profile. Then see how it fits your full financial plan with mortgage, CPF refunds, and leasehold modelling.

Try the Stamp Duty Calculator

Seller's Stamp Duty (SSD)

If you sell a property within 3 years of purchase, you may also need to pay Seller's Stamp Duty (SSD). The rates are:

  • Sold within 1 year of purchase: 12%
  • Sold within 2 years: 8%
  • Sold within 3 years: 4%
  • Sold after 3 years: No SSD

SSD is designed to discourage speculative flipping. If you're buying for the long term, SSD won't apply.

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