How stamp duty works
Buy a property in Singapore and you pay Buyer’s Stamp Duty (BSD) on it. Buy a home when you already own one, or aren’t a citizen, and there’s Additional Buyer’s Stamp Duty (ABSD) on top. Sell a home within a few years of buying and the seller pays Seller’s Stamp Duty (SSD). All of them are on the price or the market value, whichever is higher, rounded down to the dollar.
Buyer’s Stamp Duty (from 15 Feb 2023)
| Part of the price | Homes | Shops, offices, industrial |
|---|
| First S$180,000 | 1% | 1% |
| Next S$180,000 | 2% | 2% |
| Next S$640,000 | 3% | 3% |
| Next S$500,000 | 4% | 4% |
| Next S$1,500,000 | 5% | 5% |
| Above S$3,000,000 | 6% | 5% |
So a S$1 million home has S$24,600 of BSD, and a S$1.5 million one S$44,600.
Additional Buyer’s Stamp Duty (from 27 Apr 2023)
| Buyer | 1st home | 2nd home | 3rd and after |
|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Company or other entity, trustee | 65% | 65% | 65% |
| Housing developer | 35% (can be remitted) + 5% (can’t) |
- Joint buyers: the highest rate among them applies to the whole price.
- FTA nationals: nationals of the US, and nationals or PRs of Iceland, Liechtenstein, Norway and Switzerland, pay the same as Singapore Citizens.
- Married couples with at least one Singapore Citizen, buying in their two names only: no ABSD at all if neither owns a home (the PR’s 5% or the foreigner’s 60% is remitted upfront); and on their second home, it’s all refunded if they sell the first within 6 months. Two PRs, or a PR and a foreigner, get neither.
- HDB flats and new ECs: ABSD is fully remitted if any buyer is a Singapore Citizen, and PRs pay 5% on an HDB flat, once HDB approves the purchase.
- No ABSD on shops, offices or industrial property.
Seller’s Stamp Duty on homes
| Sold within | Bought from 4 Jul 2025 | 11 Mar 2017 to 3 Jul 2025 | 14 Jan 2011 to 10 Mar 2017 |
|---|
| 1 year | 16% | 12% | 16% |
| 2 years | 12% | 8% | 12% |
| 3 years | 8% | 4% | 8% |
| 4 years | 4% | none | 4% |
| After that | none | none | none |
Industrial property bought from 12 Jan 2013 has its own SSD: 15%, 10% and 5% if sold within 1, 2 or 3 years.
All rates and rules from IRAS, checked 2 Nov 2026: Buyer’s Stamp Duty, Additional Buyer’s Stamp Duty, remission for a married couple (and its tables, updated 27 Apr 2023), FTA nationals, HDB flats and new ECs, SSD for homes, SSD for industrial property and when to pay; using CPF from CPF Board. A guide, not tax advice: your lawyer’s e-Stamping is what counts.
Questions
How much is stamp duty for a S$1 million condo?
The BSD is S$24,600 for anyone: 1% of the first S$180,000, 2% of the next S$180,000 and 3% of the remaining S$640,000. Then ABSD: nothing for a Singapore Citizen’s first home (S$24,600 in all), S$200,000 on a citizen’s second (S$224,600), S$50,000 for a PR’s first (S$74,600) and S$600,000 for a foreigner (S$624,600).
Do I pay ABSD on my second HDB flat?
Usually not, and you can’t keep two HDB flats anyway: HDB makes you sell the old one (within 6 months of buying a resale flat). ABSD on an HDB flat is fully remitted when any buyer is a Singapore Citizen, by itself once HDB approves; PR households pay 5%. Buying a condo while keeping your HDB flat is different: that’s your second home, at 20% ABSD for a citizen, refunded for a married couple who sell the flat within 6 months.
Can I use CPF to pay stamp duty?
Yes, from your Ordinary Account, for BSD and ABSD both. But stamp duty is due within 14 days, before CPF can usually pay out, so most people pay cash first and get it back from CPF: at legal completion for a completed property, or earlier for one still being built. If you’re taking an HDB loan, check with HDB; and if the developer paid the duty, there’s nothing to claim.
When do I pay stamp duty?
Within 14 days of signing: when you exercise the option to purchase, or sign the sale and purchase agreement, whichever comes first. Signed overseas, it’s 30 days from the document reaching Singapore. Your lawyer e-Stamps it on IRAS’s myTax Portal. Late, and there’s a penalty: up to 3 months late, S$10 or the duty again, whichever is more; after that, S$25 or four times the duty.
What is SSD?
Seller’s Stamp Duty: what you pay for selling a home soon after buying it, to cool flipping. For a home bought on or after 4 July 2025 it’s 16% if sold within a year, then 12%, 8% and 4%, and nothing after 4 years. Bought from 11 March 2017 to 3 July 2025, it’s 12%, 8% and 4% for 3 years. HDB flats pay it too, but the 5-year minimum occupation period usually outlasts it.
How is ABSD worked out for joint buyers?
The highest rate among the buyers applies to the whole price, not just their share. A citizen buying their first home with a parent who already owns one pays 20% on all of it. Married couples with a Singapore Citizen get remissions, and the calculator above shows them when you tick the box.
Do Americans pay ABSD in Singapore?
Not the foreigners’ 60%. Under the free trade agreements, US nationals, and nationals or PRs of Iceland, Liechtenstein, Norway and Switzerland, get the same stamp duty as Singapore Citizens: no ABSD on a first home, 20% on a second, 30% after that.
Is the price I type sent anywhere?
No. It’s all worked out in your browser, and nothing you type or pick goes into the page’s address.