Buying property in Singapore comes with two separate stamp duties stacked on top of each other — a Buyer's Stamp Duty (BSD) that every buyer pays, and an Additional Buyer's Stamp Duty (ABSD) that can add anywhere from 5% to 65% more, depending entirely on your citizenship and how many properties you already own. For foreign buyers especially, ABSD can end up costing more than the property's own price appreciation over several years. This guide breaks down exactly how both duties are calculated for 2026, and includes a free calculator so you can get your exact number before you commit.
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📑 Table of Contents
🧮 Free Stamp Duty Calculator
Enter the property price, select your buyer profile — Singapore Citizen, PR, Foreigner, or Entity — and how many residential properties this will be for you. The calculator instantly applies the correct BSD tier breakdown and ABSD rate, showing your total stamp duty and effective overall rate.
📝 Buyer's Stamp Duty (BSD) Rates
| Portion of Price | Rate |
|---|---|
| First $180,000 | 1% |
| $180,001 – $360,000 | 2% |
| $360,001 – $1,000,000 | 3% |
| $1,000,001 – $1,500,000 | 4% |
| $1,500,001 – $3,000,000 | 5% |
| Above $3,000,000 | 6% |
These rates apply equally to HDB flats and private property — HDB purchases simply land in the lower tiers more often since prices typically stay below $1 million. BSD is charged on the purchase price or market value, whichever is higher, and has been in effect since February 15, 2023.
📝 Additional Buyer's Stamp Duty (ABSD) Rates
| Buyer Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% flat, any property count | ||
| Entity (company/trust) | 65% flat, any property count | ||
These rates have been unchanged since April 27, 2023. Notably, citizens of the US, Iceland, Liechtenstein, Norway, and Switzerland are treated the same as Singapore Citizens for ABSD purposes, under Free Trade Agreement exemptions. Two Singapore Citizens buying their first property jointly pay no ABSD at all.
🧾 Worked Examples
| Scenario | BSD | ABSD | Total |
|---|---|---|---|
| SG Citizen, 2nd property, $1,500,000 | $44,600 | $300,000 (20%) | $344,600 |
| Foreigner, 1st property, $1,200,000 | $32,600 | $720,000 (60%) | $752,600 |
In the foreigner example, stamp duty alone comes to over 62% of the purchase price — more than half again on top of the property itself. These examples assume a straightforward purchase with no remissions or reliefs applied.
💑 Married Couple ABSD Relief
Mixed-citizenship married couples do have one meaningful relief option: if one spouse is a Singapore Citizen and the other is a PR or foreigner, the couple can apply for a refund of the difference between the higher-rate spouse's ABSD and the Citizen rate — but only on a first joint property purchase, and only if any existing property is sold within 6 months of the new purchase. This can mean a difference of tens or hundreds of thousands of dollars depending on the non-citizen spouse's original rate.
⚠️ Important Notes
- This calculator provides estimates only, based on 2026 BSD and ABSD rates.
- It doesn't model married-couple remissions, HDB upgrader remissions, EC-specific ABSD remissions, or FTA citizen exemptions — these can significantly reduce ABSD in qualifying cases.
- Foreigners generally cannot purchase HDB flats at all — only private condominiums, and in select cases, landed property with government approval.
- Seller's Stamp Duty (SSD) — a separate tax on selling within a holding period — is not covered by this calculator.
- For official guidance and remission applications, use IRAS — Stamp Duty.
❓ Frequently Asked Questions
BSD is a tax paid by every property buyer in Singapore, regardless of nationality or property count. For residential property, it's tiered from 1% on the first $180,000 up to 6% above $3 million, based on the purchase price or market value, whichever is higher.
ABSD is an extra tax on top of BSD, applied to PRs buying their first home, Citizens buying a second or subsequent property, and all foreign buyers. Citizens pay 0/20/30%, PRs pay 5/30/35%, foreigners pay a flat 60%, and entities pay a flat 65%.
Both BSD and ABSD are due within 14 days of signing the Sale & Purchase Agreement, or within 14 days of exercising the Option to Purchase for resale properties. Both are stamped electronically through IRAS e-Stamping.
Yes, in specific cases. A couple where one spouse is a Citizen and the other a PR or foreigner can apply for a refund of the difference between the higher-rate spouse's ABSD and the Citizen rate, on a first joint purchase, if any existing property is sold within 6 months. Two Citizens buying jointly pay no ABSD at all.
No. Foreigners cannot purchase HDB flats. They may buy private condominiums, and in some cases landed property with government approval. ABSD for foreigners is a flat 60% on any residential property they're eligible to purchase.
Check your ongoing property tax alongside your one-off stamp duty.
Try the Property Tax Calculator →
📚 References
Rates referenced in this article are based on official IRAS guidance:
- IRAS — Stamp Duty
- QuinetCalc Singapore Stamp Duty Calculator — live calculator used in this article
This article is for general informational purposes only and does not constitute legal or tax advice. Rates are subject to change and remissions may apply — always verify with IRAS or a conveyancing lawyer before any purchase decision.
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