Stamp Duty in Singapore Property:
BSD, SSD and ABSD Explained (2026)
Singapore imposes three distinct stamp duties on residential property transactions: Buyer's Stamp Duty (BSD) on all purchases, Additional Buyer's Stamp Duty (ABSD) on certain buyer profiles and second-plus properties, and Seller's Stamp Duty (SSD) on short-term disposals. BSD rates were last revised in February 2023. SSD rates and holding period were raised in July 2025. This guide covers each duty with current rates, worked examples, and the total cost at common Singapore price points.
1. Singapore's three stamp duties on property
Stamp duties are taxes payable to IRAS on legal documents relating to property transactions. In Singapore, residential property attracts up to three distinct stamp duties depending on the buyer's profile and transaction type:
| Duty | Who pays | When it applies |
|---|---|---|
| Buyer's Stamp Duty (BSD) | Buyer | All residential and commercial property purchases — no exceptions |
| Additional Buyer's Stamp Duty (ABSD) | Buyer | SC 2nd+ property; all PR purchases; all foreigner purchases; entities |
| Seller's Stamp Duty (SSD) | Seller | Private residential property sold within 4 years of purchase (from 4 Jul 2025) |
All three duties are calculated on the purchase price or market valuation, whichever is higher. They are payable to IRAS via the e-Stamping portal. BSD and ABSD are due within 14 days of signing the Sale & Purchase Agreement.
2. Buyer's Stamp Duty (BSD) — rates and worked examples
BSD applies to all property purchases in Singapore regardless of buyer profile. The rate structure is tiered — meaning each portion of the property value is taxed at progressively higher rates. The current BSD rates for residential property were introduced on 15 February 2023 and remain in effect in June 2026.
| Portion of property value | BSD rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 ($180,001 – $360,000) | 2% |
| Next $640,000 ($360,001 – $1,000,000) | 3% |
| Next $500,000 ($1,000,001 – $1,500,000) | 4% |
| Next $1,500,000 ($1,500,001 – $3,000,000) | 5% |
| Above $3,000,000 | 6% |
$180,000 × 1% = $1,800
$180,000 × 2% = $3,600
$640,000 × 3% = $19,200
$500,000 × 4% = $20,000
Total BSD = $44,600
BSD is the same for HDB flats and private property — the tiered structure above applies to both. The distinction is that HDB purchases are typically in a lower price range where the 5% and 6% tiers rarely apply. For a $500,000 HDB resale flat: BSD = $1,800 + $3,600 + $4,200 = $9,600.
3. Seller's Stamp Duty (SSD) — rates and holding period
SSD applies when a seller disposes of a private residential property within a certain holding period of purchase. As of 4 July 2025, the holding period was extended from 3 years to 4 years, and all SSD rates were raised by 4 percentage points.
The July 2025 changes only apply to properties purchased on or after 4 July 2025. Properties purchased between 11 March 2017 and 3 July 2025 are subject to the old rules: 3-year holding period at rates 12%/8%/4%.
| Holding period | SSD rate (purchased from 4 Jul 2025) | SSD rate (purchased before 4 Jul 2025) |
|---|---|---|
| Up to 1 year | 16% | 12% |
| More than 1 year, up to 2 years | 12% | 8% |
| More than 2 years, up to 3 years | 8% | 4% |
| More than 3 years, up to 4 years | 4% | N/A — no SSD |
| More than 4 years | No SSD | No SSD |
SSD applies to private residential property — condominiums, apartments, landed homes, and ECs after full privatisation (10 years, or 15 years for ECs from 1H2026 GLS launches). SSD does not apply to HDB flats, commercial property, or industrial property.
SSD = $2,000,000 × 16% = $320,000. This is in addition to any agent commission and BSD paid at purchase. Short-term flipping of private property in Singapore is extremely expensive under the current SSD framework.
4. Additional Buyer's Stamp Duty (ABSD) — brief summary
ABSD is payable on top of BSD by certain buyer profiles. Singapore Citizens buying their first residential property pay 0% ABSD. All other profiles — SC second+ property, PRs, foreigners, and entities — pay ABSD at rates ranging from 5% to 65%. The highest rate (60% for foreigners) was set in April 2023 and remains in effect.
Because ABSD is a flat percentage on the full purchase price, it can dwarf BSD in size. On a $1.5m property, a Singapore Citizen buying a second home pays BSD of $44,600 plus ABSD of $300,000 — total stamp duty of $344,600, or 23% of the purchase price.
For full ABSD rate tables, remission conditions, and strategy by buyer profile, see the ABSD Guide.
5. When and how to pay stamp duty in Singapore
BSD and ABSD must be paid by the buyer within 14 days of signing the Sale & Purchase Agreement (for resale transactions) or within 14 days of exercising the Option to Purchase (OTP) for private property. If either document was signed overseas, the deadline is 30 days.
Payment is made via the IRAS e-Stamping portal (mytax.iras.gov.sg). For new launch condominiums, the developer's solicitors typically collect stamp duty simultaneously with the booking fee and OTP exercise — buyers do not need to initiate the payment separately. For resale transactions, your conveyancing lawyer handles the stamp duty payment on your behalf from your completion funds.
SSD is payable by the seller at the point of resale completion. It is deducted from the seller's sale proceeds via their conveyancing lawyer.
6. Stamp duty for HDB vs private property
BSD applies identically to both HDB flats and private property — the same tiered rates apply to both. ABSD also applies to HDB purchases by SC second-property buyers and PRs on their first purchase. The key differences are:
SSD does not apply to HDB flats. HDB imposes a Minimum Occupation Period (MOP) of 5 years (extended for certain HDB Plus and Prime flats) instead. Selling an HDB flat before the MOP is generally not permitted, making the SSD framework irrelevant for most HDB sellers.
For new EC purchases from developers, the transaction is treated as public housing for ABSD purposes — meaning a SC first-time buyer pays 0% ABSD (and only BSD). After the EC achieves full privatisation (10 years, or 15 years for 1H2026 GLS launches onward), any sale is treated as a private property transaction and SSD may apply if the owner sells within 4 years of the original purchase date.
7. Total stamp duty at common Singapore price points
The table below shows BSD payable for a Singapore Citizen buying their first residential property (0% ABSD). For other profiles, add the applicable ABSD percentage to the purchase price on top of BSD. Figures are rounded to the nearest dollar.
| Purchase price | BSD payable | BSD as % of price |
|---|---|---|
| $500,000 | $9,600 | 1.9% |
| $800,000 | $18,600 | 2.3% |
| $1,000,000 | $24,600 | 2.5% |
| $1,500,000 | $44,600 | 3.0% |
| $2,000,000 | $69,600 | 3.5% |
| $3,000,000 | $119,600 | 4.0% |
| $5,000,000 | $239,600 | 4.8% |
BSD only — does not include ABSD (which applies to SC second+ property, PRs, and foreigners) or legal fees, valuation fees, or agent commission. Verify calculations with the IRAS e-Stamping calculator before committing to a purchase.
8. Frequently asked questions
How much stamp duty do I pay when buying a property in Singapore?
All buyers of residential property in Singapore pay Buyer's Stamp Duty (BSD), calculated on a tiered rate: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000 (up to $1.5m), 5% on the next $1.5m (up to $3m), and 6% on amounts above $3m. For a $1m flat, BSD is $24,600. For a $1.5m condo, BSD is $44,600. In addition, if you are not a Singapore Citizen buying your first home, Additional Buyer's Stamp Duty (ABSD) also applies — at rates from 5% (PR first property) to 60% (foreigner). See the ABSD Guide for the full rate table.
What is the Buyer's Stamp Duty (BSD) for a $1.5 million condo in Singapore?
The BSD on a $1.5 million residential property purchase in Singapore is $44,600, calculated as follows: $180,000 × 1% = $1,800 · $180,000 × 2% = $3,600 · $640,000 × 3% = $19,200 · $500,000 × 4% = $20,000 · Total BSD = $44,600. BSD is payable by all buyers regardless of citizenship or number of properties owned. If the buyer is not a Singapore Citizen purchasing their first property, Additional Buyer's Stamp Duty (ABSD) is also payable on top of this BSD amount.
Is there stamp duty for HDB flat purchases in Singapore?
Yes. Buyer's Stamp Duty (BSD) applies to HDB flat purchases in exactly the same way as private property. The same tiered rate structure applies: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, and so on. For an HDB resale flat purchased at $500,000, BSD would be $9,600. Additional Buyer's Stamp Duty (ABSD) also applies to HDB purchases by Singapore Citizens buying a second residential property (20%) or Permanent Residents buying their first (5%). Seller's Stamp Duty (SSD) does not apply to HDB flats — HDB has its own Minimum Occupation Period rules instead.
What is the Seller's Stamp Duty (SSD) and when does it apply?
Seller's Stamp Duty (SSD) is a tax payable by sellers of private residential property who sell within 4 years of purchase (for properties purchased on or after 4 July 2025). The rates are: 16% if sold within 1 year, 12% if sold in the 2nd year, 8% if sold in the 3rd year, and 4% if sold in the 4th year. These rates were raised in July 2025 (from 12%/8%/4% over 3 years). SSD does not apply to HDB flats, commercial property, or industrial property. It applies to private condos, apartments, landed homes, and ECs after privatisation.
When do I have to pay stamp duty in Singapore?
BSD and ABSD must be paid within 14 days of signing the Sale and Purchase Agreement (S&P), or within 14 days of exercising the Option to Purchase (OTP) for private property. If the agreement was signed overseas, payment is due within 30 days. Payment is made via the IRAS e-Stamping portal. For new launch condos, the developer's lawyers typically collect stamp duty at the point of booking. Failure to pay stamp duty on time results in late payment penalties. SSD is payable by the seller upon completion of the resale transaction.
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This guide is prepared by Straits Intelligence Pte. Ltd. for informational purposes only. Stamp duty rates are subject to change by the Singapore government. Verify current BSD, ABSD, and SSD rates at iras.gov.sg and use the official IRAS e-Stamping calculator for precise duty computation. This guide does not constitute financial, legal, or tax advice.
Published: June 2026 · BSD rates from Feb 2023 · SSD rates from Jul 2025 · About propkaki.sg