Singapore Stamp Duty Calculator — Buyer Stamp Duty and ABSD

Stamp Duty Calculator

How Tax Calculation Works

Income tax is calculated on your total taxable income after deducting eligible exemptions and deductions from your gross income. The tax is applied progressively — you pay a lower rate on initial income slabs and higher rates only on income that exceeds each threshold. This means moving into a "higher tax bracket" does not mean your entire income is taxed at the higher rate. Understanding marginal vs effective tax rate is crucial: your marginal rate applies only to the last rupee earned, while your effective rate is the average across all slabs.

Tax-Saving Strategies

Under the old regime, maximize deductions: Section 80C allows up to Rs 1.5 lakh through PPF, ELSS, EPF, and life insurance. Section 80D covers health insurance premiums up to Rs 25,000 (Rs 50,000 for senior citizens). Section 80CCD(1B) offers an additional Rs 50,000 deduction for NPS contributions. Home loan interest up to Rs 2 lakh is deductible under Section 24. Under the new regime, the Rs 75,000 standard deduction and lower slab rates may save you more if your total deductions are below Rs 3.75 lakh. Calculate under both regimes before choosing.

BSD Rates 2026: How the Marginal Bands Work

Buyer's Stamp Duty (BSD) is charged by IRAS on the higher of the purchase price or market value, using marginal bands — each slice of the price is taxed at its own rate, so nobody pays the top rate on the whole amount. The residential schedule, in force since 15 February 2023 and unchanged as of mid-2026 (Budget 2026 left it alone): 1% on the first S$180,000; 2% on the next S$180,000; 3% on the next S$640,000; 4% on the next S$500,000 (the S$1M-S$1.5M slice); 5% on the next S$1,500,000; and 6% on anything above S$3,000,000. Non-residential property uses the same first four bands but tops out at 5% above S$1.5M. Quick reference points for residential purchases: S$500,000 costs S$9,600 in BSD; S$1,000,000 costs S$24,600; S$1,500,000 costs S$44,600; S$2,000,000 costs S$69,600; S$3,000,000 costs S$119,600; and S$4,000,000 costs S$179,600. Note how the effective rate creeps up slowly: even at S$2M you are paying 3.48%, not 5%. Stamp duty is due within 14 days of signing the sale and purchase agreement or exercising the Option to Purchase in Singapore, or 30 days after the document is first received in Singapore if it was executed overseas. Late payment attracts IRAS penalties of up to four times the duty.

ABSD Matrix as of Mid-2026: Citizens, PRs, Foreigners, Entities

Additional Buyer's Stamp Duty (ABSD) is a flat surcharge on the same base as BSD, and the rate depends on your profile and how many Singapore residential properties you already count (part-shares count). As of mid-2026 the matrix set by the 27 April 2023 cooling measures still applies: Singapore Citizens pay 0% on a first residential property, 20% on a second and 30% on a third or subsequent purchase. Permanent Residents pay 5%, 30% and 35% respectively. Foreigners pay 60% on any residential purchase. Entities pay 65%, as do transfers into living trusts (trustee rate); licensed housing developers pay 35% (remittable if they build and sell within five years) plus a 5% non-remittable component. One important carve-out: under free trade agreements, US citizens and nationals or PRs of Iceland, Liechtenstein, Norway and Switzerland are treated as Singapore Citizens for ABSD. Two caveats belong in any calculation. First, joint purchases take the highest applicable rate among the buyers — a citizen-foreigner couple pays 60% unless spousal remission applies. Second, ABSD is a cooling measure that the government adjusts by surprise joint MOF-MND-MAS announcement, typically effective the next day, as it did in December 2021, April 2023 and earlier rounds — always confirm the live rate on the IRAS website on the day you exercise your option.

ABSD Remission for Married Couples Replacing Their Home

Married couples get the two most valuable ABSD concessions, and both require at least one Singapore Citizen spouse. The first is spousal remission on a first matrimonial home: an SC-PR or SC-foreigner couple buying their only residential property jointly can apply for full remission, so they pay no ABSD at all instead of the 5% or 60% their profile would suggest. The second is the replacement-home refund. A married couple with one SC spouse who buys a second private home before selling the first must pay the second-property ABSD upfront — 20% if both are citizens, which on a S$1.5 million condo means finding S$300,000 in cash or CPF at purchase. They can then claim a full refund if they sell the first home within six months of the purchase date (for a completed property) or within six months of the new home's Temporary Occupation Permit or CSC date (for an uncompleted one). Conditions are strict: the couple must be married at purchase and at sale, must not have bought any other property in between, must remain owners of the replacement home, and must file the refund application with IRAS within six months of selling the first property. Miss the window and the S$300,000 stays with the state. Singles do not qualify — the refund is exclusively for married couples — so sequencing the sale before the purchase remains the only ABSD-free route for everyone else.

Worked Example: Total Stamp Duty on a S$1.5 Million Condo

Take a S$1,500,000 private condominium and walk the BSD bands: 1% on the first S$180,000 is S$1,800; 2% on the next S$180,000 is S$3,600; 3% on the next S$640,000 is S$19,200; and 4% on the final S$500,000 is S$20,000. Total BSD: S$44,600, an effective rate of just under 3%. What happens next depends entirely on the buyer's profile as of mid-2026. A Singapore Citizen buying a first home pays S$44,600 and nothing more. The same citizen buying this condo as a second property adds 20% ABSD — S$300,000 — for a total of S$344,600. A Permanent Resident buying a first property adds 5% (S$75,000), totalling S$119,600. A foreigner pays 60% ABSD (S$900,000) on top, for S$944,600 — roughly 63% of the purchase price in duties, which is why foreign purchase volumes collapsed after April 2023. An entity or trust would pay 65% (S$975,000), totalling S$1,019,600. All figures are due within 14 days of exercising the option; buyers of completed properties can apply CPF Ordinary Account funds toward stamp duty, but for private purchases you typically pay cash first and seek CPF reimbursement. The gap between profiles is the single biggest financial fact in Singapore property: on this one transaction, citizenship status swings the tax bill by S$900,000.