Singapore Property Stamp Duty Calculator (BSD, ABSD, SSD)

About the Singapore Property Stamp Duty Calculator (BSD, ABSD, SSD)

Work out the stamp duty on buying or selling property in Singapore the way IRAS does. Buyer’s Stamp Duty (BSD) is charged on every purchase, by bands up to 6% for residential property and 5% for non-residential property. Additional Buyer’s Stamp Duty (ABSD) is charged on top for residential property, by who is buying and how many homes they already own: from nothing on a Singapore Citizen’s first home to 60% for foreigners and 65% for companies.

Enter the price and each buyer, and the calculator applies the highest rate among joint buyers, the treatment under Singapore’s trade agreements (FTAs) for some foreigners, and the remissions for HDB flats, new executive condominiums and married couples; it also says when ABSD paid now can be refunded later. Switch to Selling to see the Seller’s Stamp Duty (SSD) for your purchase and sale dates, and the first date you could sell without it. Nothing you type leaves your browser.

Without a pass, the free preview shows the stamp duty to pay in full (the total of BSD and ABSD when buying, the Seller’s Stamp Duty when selling), with the first rows of each table; the complete working, Copy summary and the CSV come with a Pro pass.

Buyer’s Stamp Duty (BSD)

BSD is charged on the purchase price or the market value, whichever is higher (IRAS), whoever the buyer is, HDB flats included:

• Residential property: first S$180,000 1%, next S$180,000 2%, next S$640,000 3%, next S$500,000 4%, next S$1,500,000 5%, the rest 6%.
• Non-residential property: first S$180,000 1%, next S$180,000 2%, next S$640,000 3%, next S$500,000 4%, the rest 5%.

BSD = the sum of each band’s rate × the part of the value in that band, rounded down to the nearest dollar, with a minimum of S$1. A cash discount stated in the document and given on signing can come off the price, as long as the net price still reflects the market value. A mixed-use property (an HDB shop with living quarters, a shophouse with homes, land zoned commercial and residential) pays the residential bands on the residential part and the non-residential bands on the rest.

Additional Buyer’s Stamp Duty (ABSD) rates

ABSD = the rate for the buyer’s profile × the higher of the price or market value of residential property, rounded down to the dollar (IRAS):

• Singapore Citizens: 0% on the first residential property, 20% on the second, 30% on the third and later.
• Singapore Permanent Residents: 5%, 30%, then 35%.
• Foreigners: 60% on any residential property.
• Entities (companies, partnerships, associations): 65%; trustees (ABSD (Trust)): 65%; housing developers: 35% that can be remitted plus 5% that cannot.

Every residential property in Singapore the buyer owns wholly, partly or jointly counts, including one they have contracted to buy; one they have contracted to sell drops out once their buyer exercises the option. Overseas property and property gazetted for compulsory acquisition do not count. When buyers of different profiles buy together, the highest rate among them applies to the whole value.

Remissions and refunds

• HDB flats and new EC units (IRAS): ABSD is fully remitted when a buyer is a Singapore Citizen; Permanent Residents buying an HDB flat pay 5%. HDB applies it when it approves the purchase. Resale EC units do not get it. An HDB flat needs a Citizen among the buyers or Permanent Residents as all of them, and a new EC unit a Citizen buyer, so the calculator asks for that.
• Married couples (IRAS): a couple with at least one Citizen spouse, buying in their two names only, with no residential property between them, can have the ABSD on their home remitted in full. For a second home, the ABSD is paid and refunded if they sell the first within 6 months of the purchase (or of TOP or CSC for a home still being built), as long as neither owned more than one home.
• Single Citizen seniors (IRAS): single Singapore Citizens aged 55 or above can get back the ABSD on a cheaper replacement home if they sell their first home within 6 months.
• Trade agreements (FTAs) (IRAS): nationals of the United States of America, and nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland, are charged the Singapore Citizen rates.

BSD and ABSD are due within 14 days after signing (30 days after a document signed abroad reaches Singapore), through e-Stamping.

Seller’s Stamp Duty (SSD)

SSD is charged when residential or industrial property is sold within its holding period, on the higher of the selling price or market value, rounded down to the dollar (IRAS: residential, industrial). The schedule depends on the purchase date:

• Homes bought under the current rules: 16% in year 1, 12% in year 2, 8% in year 3, 4% in year 4; nothing after 4 years.
• Homes bought under the previous schedule: 12% in year 1, 8% in year 2, 4% in year 3; nothing after 3 years. Older purchases follow IRAS’s earlier tables, which the calculator also knows.
• Industrial property: 15% in year 1, 10% in year 2, 5% in year 3; nothing after 3 years.

The holding period runs from the date you accepted the option to purchase (or signed the agreement) to the date your buyer accepts yours, so a sale on the anniversary of the purchase moves into the next, lower band. SSD = rate × value, due within 14 days of the sale.

Limitations

• Applies the BSD and ABSD rates in force today; a document signed on an earlier date follows the rates of that date, which IRAS lists.
• Shares in property-holding entities, lease duty, mortgage duty, en-bloc purchases and decoupling are not covered. Some remissions (an extra share of a home you already part-own, property held on trust for beneficiaries) are named but not worked out.
• Whether ABSD remissions and refunds are granted depends on conditions IRAS checks; the calculator shows the amount at stake, not a decision.
• Selling only part of a share, or parts bought at different times: enter the value of that part and its own purchase date.
• IRAS’s e-Stamping service gives the official figure when you stamp.

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