Stamp Duty Calculation for Landed Property in Singapore (2026)

additional buyers sellers stamp duty calculation rates singapore

When planning out your private property purchase, there are numerous costs and fees to consider. Today we’ll be breaking down one specific aspect: stamp duty.

Stamp duty is a non-negotiable tax on documents relating to property transactions in Singapore. There are three main stamp duties for residential properties: Buyer’s Stamp Duty and Additional Buyer’s Stamp Duty for buyers, and Seller’s Stamp Duty for sellers.

Understanding Buyer’s Stamp Duty (BSD)

Buyer’s Stamp Duty (BSD) is a compulsory tax calculated based on the higher of the property’s purchase price or its market valuation. Since 15 February 2023, BSD rates for residential properties are as follows:

Purchase price/market value of property	Cost of property	BSD rates for residential properties
First S$180,000	Up to S$179,999	1%
Next S$180,000	S$180,000-S$359,999	2%
Next $640,000	S$360,000-S$999,999	3%
Next $500,000	S$1,000,000-S$1,499,999	4%
Next $1,500,000	S$1,500,000-S$2,999,999	5%
Remaining amount	S$3,000,000 and up	6%

Source: IRAS

For a freehold landed property in Singapore valued at S$5,000,000 (note: Single Application by Singapore Citizen with 0 existing properties owned) the BSD calculation would be:

S$180,000*1% + $180,000*2% + $640,000*3% + $500,000*4% + $1,500,00*5% + $2,000,000*6% = S$239,600

BSD is rounded down to the nearest dollar, subject to a minimum duty of S$1. It must be settled in cash within 14 days of signing the Sale and Purchase Agreement (or the date of the Option to Purchase exercise).

Understanding Additional Buyer’s Stamp Duty (ABSD)

Additional Buyer’s Stamp Duty (ABSD) was introduced as a macro-prudential cooling measure to moderate demand and prioritise homeownership for Singaporeans. Like BSD it is calculated based on the higher of the property’s purchase price or its market valuation. However unlike BSD, ABSD is conditional based on the buyer’s residency status and the number of residential properties currently owned.

ABSD rates on or after 27 April 2023 for individual non-entity buyers are as follows:

Buyer profile	1st property	2nd property	3rd and subsequent property
Singapore Citizen	N/A	20%	30%
Singapore Permanent Resident	5%	30%	35%
Foreigner	60%	60%	60%

Source: IRAS

ABSD is rounded down to the nearest dollar, subject to a minimum duty of S$1. It has to be paid in cash within 14 days of signing the Sale and Purchase Agreement (if signed in Singapore).

Due to Singapore’s land scarcity, the significant 60% rate for foreign buyers reinforces that property investment is a long-term commitment rather than a speculative play. Furthermore, in cases of joint ownership (e.g. a Singapore Citizen and Foreigner, or Singapore Citizen and Permanent Resident), the highest applicable ABSD rates will be applied to the total landed property purchase price.

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There are some specific legal avenues for buyers seeking relief. For instance, married couples (comprising at least one Singapore Citizen) may apply for a refund of the ABSD paid on their second residential property if they sell their first property within six months of purchasing the second (or from its TOP date).

Strategic Planning for Seller’s Stamp Duty (SSD)

Seller’s Stamp Duty (SSD) is a cooling measure intended to curb “flipping” and promote a stable market. It applies if you divest your property within the first four years of ownership. Learn more about current SSD rates by holding period here. SSD is rounded down to the nearest dollar, subject to a minimum duty of S$1.

With SSD rates now as high as 16%, investors must factor these updated costs into their net proceed projections to maximize their exit value. A premature exit can significantly erode capital gains, especially under the revised cooling measures. Since the holding period has been extended, a minimum 4-year holding period is now the new “sweet spot” for tax efficiency when selling your landed property.

Making the Right Choice for Your Property Investment

Mastering stamp duty calculation is foundational to a successful entry into the private property market. Accurate forecasting is paramount to ensure you can meet the minimum requirements without sacrificing your overall financial status—ensuring that your landed property investment reaps its full rewards.

At Brand New Land, we provide more than just exquisite architecture; we offer strategic insights into the true cost of property ownership in Singapore. Our properties are developed to maximise future value, ensuring your initial investment is positioned for long-term resilience.