Singapore Buyer’s Stamp Duty Explained
Buyer’s Stamp Duty (BSD) is charged in slices on the higher of the price or market value. For residential property bought on or after 15 February 2023: 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, 5% on the next S$1.5 million and 6% above S$3 million (IRAS, checked 19 October 2026).
Example: a S$1.2 million home: S$1,800 + S$3,600 + S$19,200 + S$8,000 = S$32,600.
When you buy property in Singapore you pay Buyer’s Stamp Duty (BSD) on the purchase document. Some buyers also pay Additional Buyer’s Stamp Duty (ABSD) on top. BSD applies to everyone; ABSD depends on who you are and how many homes you own. This guide explains how BSD is worked out, with examples you can check by hand.
The BSD rates for residential property
IRAS computes BSD on the purchase price or market value, whichever is higher. For residential property acquired on or after 15 February 2023 the rates are (IRAS: Buyer’s Stamp Duty, checked 19 October 2026):
| Portion of price or value | BSD rate |
|---|---|
| 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% |
| Remaining amount (above S$3 million) | 6% |
IRAS rounds BSD down to the nearest dollar, with a minimum duty of S$1. Non-residential property uses the same bands up to 5% with no 6% tier.
The BSD formula
Each rate applies only to the slice of the price inside its band. Crossing S$1 million does not move the whole price to 4%; only the part above S$1 million is taxed at 4%. Running totals help: the first three bands add up to S$24,600 of BSD on the first S$1 million, and the first four to S$44,600 on S$1.5 million.
A quick shortcut for a price P between S$1 million and S$1.5 million is BSD = 4% × P − S$15,400. Between S$360,000 and S$1 million it is 3% × P − S$5,400.
Worked example 1: a S$800,000 home
- First S$180,000 at 1% = S$1,800
- Next S$180,000 at 2% = S$3,600
- Remaining S$440,000 at 3% = S$13,200
- BSD = S$18,600 (2.33% of the price)
Check with the shortcut: 3% × S$800,000 − S$5,400 = S$18,600.
Worked example 2: a S$1.2 million home
- First S$1,000,000 (first three bands) = S$24,600
- Next S$200,000 at 4% = S$8,000
- BSD = S$32,600 (2.72% of the price)
Check: 4% × S$1,200,000 − S$15,400 = S$32,600.
| Price | BSD | Effective rate |
|---|---|---|
| S$600,000 | S$12,600 | 2.10% |
| S$800,000 | S$18,600 | 2.33% |
| S$1,200,000 | S$32,600 | 2.72% |
| S$1,500,000 | S$44,600 | 2.97% |
| S$2,000,000 | S$69,600 | 3.48% |
Additional Buyer’s Stamp Duty (ABSD)
ABSD is a separate duty on residential property, charged as a flat percentage of the whole price or value. For purchases on or after 27 April 2023, IRAS lists these rates (IRAS: ABSD, checked 19 October 2026):
| Buyer | 1st property | 2nd property | 3rd and subsequent |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity | 65% | 65% | 65% |
When buyers of different profiles buy together, the highest applicable rate applies to the whole value. Some remissions and refunds exist, for example for certain married couples, subject to conditions. Check IRAS for your case.
Example: a Singapore Citizen buying a second home at S$1.2 million pays BSD of S$32,600 plus ABSD of 20% × S$1.2 million = S$240,000.
Planning the cash
Stamp duty is on top of the down payment and is due to IRAS within 14 days of signing. You usually pay it in cash first; if you are using CPF for the purchase, you can then apply to be reimbursed from your CPF Ordinary Account (CPF Board, checked 20 October 2026). Add it to your budget before you work out the loan, then check the instalment with the HDB loan or mortgage calculator.
Common mistakes
- Applying the top rate to the whole price instead of slicing it.
- Using the price when the market value is higher; IRAS uses the higher figure.
- Forgetting ABSD when buying a second property or buying with a non-citizen.
Dated figures on this page are tracked in the figures update log.
Frequently asked questions
How is buyer’s stamp duty calculated in Singapore?
BSD is charged in slices on the higher of the price or market value: 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, 5% on the next S$1.5 million and 6% above S$3 million for residential property.
How much BSD is payable on a S$1 million property?
S$24,600: S$1,800 + S$3,600 + S$19,200.
Is BSD the same as ABSD?
No. BSD applies to every buyer. ABSD is an extra duty that depends on the buyer’s residency and how many residential properties they own, such as 20% for a Singapore Citizen’s second home.
Can I use CPF to pay stamp duty?
Yes, for a property bought with CPF. CPF Ordinary Account savings can pay Buyer’s Stamp Duty and ABSD, but stamp duty is due to IRAS within 14 days, so you usually pay in cash first and then apply for a CPF reimbursement. For a property under construction it can sometimes be paid directly from CPF. HDB loan buyers should confirm reimbursement with HDB (CPF Board, checked 20 October 2026).
Is BSD rounded?
Yes. IRAS rounds BSD down to the nearest dollar, with a minimum duty of S$1.
Sources
- CPF Board: which property-related fees CPF savings can pay (checked 20 October 2026)
- CPF Board: HDB option fee and housing expenses (checked 20 October 2026)
- IRAS: Buyer’s Stamp Duty (BSD) rates (checked 19 October 2026)
- IRAS: Additional Buyer’s Stamp Duty (ABSD) rates (checked 19 October 2026)
Related tools
- HDB loan calculator Singapore — monthly instalment.
- Mortgage calculator — private property loan payments.
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