Rental Stamp Duty Singapore (2026): The 0.4% Formula Explained
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Rental stamp duty in Singapore is 0.4% of the Average Annual Rent (AAR) for leases up to 4 years. Leases longer than 4 years or indefinite are capped at 0.4% × 4 × AAR. Pay within 14 days of signing the TA (30 days if signed overseas). Most TAs have the tenant pay. Late filing penalty: up to 4× the duty if delay exceeds 3 months.
Rental stamp duty trips up more first-time tenants in Singapore than any other rental rule. The formula itself is simple — 0.4% of average annual rent — but the 14-day filing deadline, overseas-signed exception, and what counts as dutiable rent (furniture excluded, service charge maybe) create confusion. This guide explains the rules in plain English with three worked examples.
The formula
For a tenancy agreement with a fixed term:
Where AAR = Total rent over lease period ÷ Lease length in years
If the lease is longer than 4 years, or is indefinite/renewable, the multiplier is capped at 4:
Three worked examples
Example 1 — HDB room, 1-year lease at S$1,200/month
- AAR = S$1,200 × 12 = S$14,400
- Duty = 0.4% × S$14,400 × 1 year = S$57.60
Example 2 — Condo unit, 2-year lease at S$3,800/month
- AAR = S$3,800 × 12 = S$45,600
- Duty = 0.4% × S$45,600 × 2 years = S$364.80
Example 3 — Landed, 5-year lease at S$8,500/month
- AAR = S$8,500 × 12 = S$102,000
- Duty = 0.4% × 4 × S$102,000 = S$1,632 (capped at 4-year basis)
Who pays
Under the Stamp Duties Act, either party can pay — the TA dictates who. Market convention in Singapore is tenant pays, but always check the clause. If the TA is silent, the party presenting it for registration pays.
When to pay
File and pay through the IRAS e-Stamping portal:
- Within 14 days of signing if the TA is executed in Singapore.
- Within 30 days if signed overseas.
You’ll need SingPass or a CorpPass login. IRAS sends the stamp certificate by email — store it with your TA.
Late payment penalties
| Delay | Penalty |
|---|---|
| Up to 3 months late | S$10 or the duty amount (whichever is higher) |
| More than 3 months late | S$25 or 4× the duty amount (whichever is higher) |
Beyond the fine, an unstamped TA cannot be used as evidence in court — so if you ever dispute a deposit refund or breach claim, your unstamped TA is worthless until you stamp it (and pay the late penalty).
What is and isn’t dutiable
| Component | Dutiable? |
|---|---|
| Rent | Yes |
| Maintenance fee (if stated separately in TA) | No |
| Furniture rental (stated separately) | No |
| Utility estimates bundled in rent | Yes (if not separated) |
| Security deposit | No (it’s refundable) |
| Agent commission | No |
To lower the dutiable amount, ensure the TA separately itemises rent, furniture rental, and maintenance charges. Bundling them into “all-in rent” means everything becomes dutiable.
How to file step-by-step
- Log into the IRAS e-Stamping portal with SingPass.
- Select “Lease / Tenancy Agreement”.
- Enter the property address, landlord and tenant details, TA signing date, lease start and end dates.
- Enter the monthly rent or annual rent — portal auto-calculates the AAR and duty.
- Pay by PayNow, eNETS, GIRO, or credit card (surcharge applies).
- Download the stamp certificate PDF — attach to your TA and keep for records.
Frequently asked questions
Does the stamp duty increase if rent changes mid-lease?
Only if there’s a written variation to the TA. Automatic CPI-linked increases written into the original TA are captured in the AAR calculation when you stamp at signing.
Do I need to stamp a room-only rental?
Yes — any tenancy agreement, including for a single room, is dutiable. The duty amount will just be smaller.
Can I deduct stamp duty from my income tax?
If you paid the stamp duty as a landlord, it’s a deductible rental expense. If you paid as a tenant (and the property isn’t used for business), it’s not deductible.
What if both parties refuse to pay?
Either party can pay and recover from the other. The TA itself cannot be enforced in court until stamped, so the party needing legal enforcement usually ends up paying.
Disclaimer
This guide is for general information only. Singapore’s rental rules, HDB policies, and IRAS stamp duty rates change periodically. Always verify against the HDB, URA and IRAS websites before signing a lease or filing with IRAS. LovelyHomes is not a licensed property agent or tax adviser. For personalised advice, please engage a registered CEA agent or a qualified tax professional.