Section 01

Overview: what are BSD and ABSD?

Whenever a Singapore property changes hands, the buyer generally pays Buyer's Stamp Duty (BSD). BSD applies to residential and non-residential property and is computed on the higher of the purchase price or market value.

Additional Buyer's Stamp Duty (ABSD) is separate. It applies only to residential property and depends on the buyer's profile, residency status, and number of Singapore residential properties owned.

Plain-English distinction

BSD is the baseline stamp duty for property acquisitions. ABSD is an additional cooling-measure duty for selected residential property buyer profiles.

Stamp duty is normally due within 14 days after signing if the document is signed in Singapore, or within 30 days after the document is received in Singapore if it is signed overseas.

Section 02

Buyer's Stamp Duty rates for 2026

The current BSD bands have applied to properties acquired on or after 15 February 2023. Residential property has a higher top tier than non-residential property.

Property value band Residential BSD Non-residential BSD
First S$180,000 1% 1%
Next S$180,000 2% 2%
Next S$640,000 3% 3%
Next S$500,000 (S$1,000,001 to S$1,500,000) 4% 4%
S$1,500,001 to S$3,000,000 5% 5%
Remaining amount above S$3,000,000 6% 5%

Worked example: S$1,500,000 residential property

For a first-time Singapore Citizen buyer, ABSD is 0%, so only BSD applies.

1% x S$180,000
S$1,800
2% x S$180,000
S$3,600
3% x S$640,000
S$19,200
4% x S$500,000
S$20,000
Total BSD
S$44,600

Section 03

Additional Buyer's Stamp Duty rates for 2026

The main ABSD rate schedule has been in place since 27 April 2023. The table below summarises the core individual and entity rates for residential property purchases.

Buyer profile First Singapore residential property Second Singapore residential property Third and subsequent Singapore residential property
Singapore Citizen 0% 20% 30%
Singapore Permanent Resident 5% 30% 35%
Foreigner 60% 60% 60%
Entity or trustee 65% 65% 65%
Housing developer 40% upfront, comprising 35% remittable subject to conditions and 5% non-remittable

Foreigners under selected FTAs

Qualifying nationals or permanent residents of Iceland, Liechtenstein, Norway or Switzerland, and nationals of the United States, may be accorded the same ABSD treatment as Singapore Citizens if the IRAS remission conditions are met.

Commercial and industrial property

ABSD generally applies to residential property. Commercial and industrial property purchases are not subject to ABSD, although BSD is still payable.

Section 04

Recent updates to note in 2024 to 2026

15 Feb 2023

Higher BSD tiers started applying, including 5% and 6% marginal tiers for higher-value residential properties and a 5% top tier for non-residential properties.

27 Apr 2023

Main ABSD rates were raised, including 20% for a Singapore Citizen's second residential property, 60% for foreigners, and 65% for entities.

16 Feb 2024

Single Singapore Citizen seniors aged 55 and above may claim an ABSD refund for a qualifying rightsizing purchase of a lower-value second residential property, subject to IRAS conditions.

2025

Licensed housing developers received targeted ABSD remission timeline extensions for qualifying complex projects and CORENET X submissions.

Section 05

Common ABSD remission and relief routes

ABSD can be material. Before signing any purchase document, check whether a relief, remission, or refund route may apply to your specific facts.

Married couple remission

A married couple with at least one Singapore Citizen spouse may qualify for remission on a joint purchase, subject to ownership and disposal conditions.

Single SC senior concession

Eligible single Singapore Citizen seniors aged 55 and above may claim a refund after rightsizing to a lower-value private residential property.

HDB flat and new EC purchases

Certain HDB flat and new EC purchases may receive upfront remission because HDB rules require disposal of other residential property within stipulated timelines.

Section 06

Interactive stamp duty estimator

Use this as a quick planning estimate. Final amounts should always be checked with IRAS, your conveyancing lawyer, and the official e-Stamping process.

Section 07

Practical considerations for buyers

  • Confirm your buyer profile and Singapore residential property count before signing an OTP.
  • Budget for BSD, ABSD where applicable, legal fees, valuation fees, and other completion costs.
  • For replacement-property scenarios, check the sale timeline before assuming any ABSD refund.
  • For foreigners, check whether FTA remission treatment may apply before committing.
  • For mixed-use property, confirm how the residential and non-residential components are treated.

Section 08

Frequently asked questions

Does ABSD apply to commercial or industrial property?

ABSD generally applies to residential property. Commercial and industrial property purchases are not subject to ABSD, but BSD still applies.

What value is stamp duty calculated on?

BSD and ABSD are computed on the higher of the stated purchase price or market value of the property.

Can I get ABSD refunded after becoming a Singapore Citizen or PR?

ABSD is based on the buyer profile on the date of purchase. A later change in status does not automatically lower the ABSD already payable.

Are overseas properties counted for ABSD?

For ABSD property count, IRAS refers to Singapore residential properties owned. Check your exact facts with IRAS or your lawyer if ownership is partial, inherited, or held through a trust.

References

References