- Singapore levies three main property stamp duties: Buyer’s Stamp Duty (BSD), Additional Buyer’s Stamp Duty (ABSD), and Seller’s Stamp Duty (SSD).
- BSD is payable by all buyers. It follows a six-tier progressive scale ranging from 1% on the first S$180,000 to 6% on the portion above S$2.5 million (effective 15 February 2023).
- ABSD applies on top of BSD for certain buyer profiles. Singapore Citizens (SC) pay 20% on a 2nd property and 30% on a 3rd or subsequent property. Foreigners pay 60%; entities pay 65% (effective 27 April 2023).
- SSD is payable by sellers who dispose of a residential property within 3 years of purchase: 12% in year 1, 8% in year 2, and 4% in year 3.
- BSD and ABSD are due within 14 days of exercising the Option to Purchase (OTP). SSD is due within 14 days of legal completion of sale.
- ABSD cannot be paid using CPF Ordinary Account (OA) funds , it must be settled in cash. BSD, however, may be paid from CPF OA for eligible purchases.
- Qualifying SC upgraders who sell their existing HDB flat or private property within a prescribed window may claim an ABSD remission, effectively recovering the ABSD paid on their second property.
- All stamp duty is administered by the Inland Revenue Authority of Singapore (IRAS) via its e-Stamping portal.
- BSD is computed on the higher of the purchase price or the market value of the property.
- Both residential and non-residential properties are subject to BSD; ABSD and SSD apply only to residential properties unless stated otherwise.
What Is Stamp Duty? Singapore’s Property Stamp Duties Explained
Stamp duty is a tax levied on documents that evidence certain legal transactions , in the context of Singapore property, that means the instruments (Option to Purchase, Sale and Purchase Agreement, Transfer document) used to buy, sell, or lease real estate. The Inland Revenue Authority of Singapore (IRAS) administers all property stamp duties under the Stamp Duties Act (Chapter 312). Payment is made online via the e-Stamping portal at myTax.iras.gov.sg.
There are three distinct stamp duties that Singapore property buyers and sellers need to understand: Buyer’s Stamp Duty (BSD), Additional Buyer’s Stamp Duty (ABSD), and Seller’s Stamp Duty (SSD). Each has a different purpose, rate structure, and payment timeline. This guide consolidates everything in one place , from rate tables to worked examples , so you can plan your property transaction with clarity and confidence.
A note on scope: BSD and ABSD apply to the buyer at the point of purchase. SSD applies to the seller if the property is disposed of within a stipulated holding period. These duties are separate from annual Property Tax, which is an ongoing yearly levy based on the Annual Value (AV) of the property.
Buyer’s Stamp Duty (BSD) , Rates, Computation and Examples
Buyer’s Stamp Duty is payable by every purchaser of real property in Singapore , residential or non-residential , without exception. The current six-tier progressive scale took effect on 15 February 2023, when the Ministry of Finance introduced two additional top tiers as part of property market stabilisation measures.
BSD is computed on the higher of the purchase price or the market value of the property. If a buyer pays S$1.4 million for a property that IRAS values at S$1.45 million, BSD is computed on S$1.45 million.
| Property Value Tranche | BSD Rate | Max BSD for Tranche | Cumulative BSD |
|---|---|---|---|
| First S$180,000 | 1% | S$1,800 | S$1,800 |
| Next S$180,000 | 2% | S$3,600 | S$5,400 |
| Next S$640,000 | 3% | S$19,200 | S$24,600 |
| Next S$500,000 | 4% | S$20,000 | S$44,600 |
| Next S$1,000,000 | 5% | S$50,000 | S$94,600 |
| Remainder (above S$2.5M) | 6% | , | S$94,600 + 6% on excess |
As the table above makes clear, BSD is not flat , the effective rate rises with price. A buyer paying S$500,000 pays an effective BSD of 1.92%, while a buyer paying S$3 million pays an effective rate of 4.15%. The progressive structure means the rate on the last dollar spent is meaningfully higher than the average rate paid across the whole purchase price.
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