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IRAS · Stamp duty process

How to Pay Buyer's Stamp Duty (BSD) and ABSD to IRAS: Steps, 14-Day Deadline and Penalties

Reviewed by the Talreon Editorial Team

Last verified: 30 October 2026. Short answer: the buyer must stamp the purchase document and pay Buyer's Stamp Duty (BSD), plus Additional Buyer's Stamp Duty (ABSD) if it applies, within 14 days of signing the Option to Purchase acceptance or the Sale and Purchase Agreement (30 days after receipt if signed overseas) [IRAS]. Stamping is done on myTax Portal with Singpass, usually by your lawyer [IRAS]. Paying late costs at least S$10 or the duty itself, rising to S$25 or 4 times the duty after 3 months [IRAS].

Talreon is not an official government site. We are an independent publisher and are not affiliated with IRAS (the Inland Revenue Authority of Singapore). This page explains the process in our own words; the agency's own website and notices are the final word. Educational information only; not financial, tax, legal, or investment advice.

What you pay

Duty	Who pays	Rate summary
BSD	Every buyer	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, 6% above S$3 million (residential) [IRAS]
ABSD	Depends on profile and homes owned	Citizens: 0% first home, 20% second, 30% third+; PRs: 5%, 30%, 35%; foreigners 60%; entities 65% [IRAS]

Both are worked out on the higher of the price and the market value [IRAS]. For the full tables and worked examples see our Buyer's Stamp Duty explained and ABSD rates guides.

Step by step

Work out the duty before you exercise the option. Add BSD and any ABSD to your cash plan. For joint buyers, IRAS applies the highest ABSD profile among the buyers [IRAS].
Sign the OTP acceptance or the SPA. The 14-day clock starts on the date of signing [IRAS].
Stamp the document online. Your lawyer, or you, log in to myTax Portal (Stamp Duty login) with Singpass and submit the e-Stamping form [IRAS].
Pay. Pay through the payment modes IRAS lists for stamp duty, for example internet banking or GIRO. Most buyers pay by cheque or transfer to their lawyer, who pays IRAS.
Use CPF if you want. OA savings can be used for stamp duty [CPF], but CPF is released later in the transaction, so you usually pay in cash first and claim the CPF reimbursement through your lawyer.
Keep the stamp certificate. Download it from myTax Portal; it is needed for the completion and title registration.

Deadline and penalties

When	What happens
Within 14 days of signing (30 days of receipt if signed overseas)	No penalty [IRAS]
Late by up to 3 months	Penalty of S$10 or the duty payable, whichever is greater [IRAS]
Late by more than 3 months	Penalty of S$25 or 4 times the duty payable, whichever is greater [IRAS]

IRAS can also appoint agents such as your bank or lawyer to recover unpaid duty, issue a travel restriction order, or take legal action [IRAS]. Paying late is therefore expensive: missing the deadline by a few weeks on a S$30,000 BSD bill can double it.

ABSD remission for some married couples

A married couple in which at least one spouse is a Singapore Citizen, buying a second home while selling their first, may pay ABSD upfront and then apply for a refund if they sell the first home within the deadline IRAS sets. The conditions are strict: read the remission section on IRAS's ABSD page before relying on it [IRAS].

Worked example (our own arithmetic)

A Singapore Citizen who already owns one home buys a second for S$1,200,000. BSD is S$32,600 (S$24,600 on the first S$1 million plus 4% of S$200,000). ABSD is 20% × S$1,200,000 = S$240,000. Total S$272,600, due within 14 days of signing. Compare that cash need with your instalment in the mortgage calculator or the HDB loan calculator.

Checklist

Confirm each buyer's residency status and how many homes they own, including overseas homes for ABSD counting.
Have cash ready for the duty even if you plan to use CPF.
Ask your lawyer for the e-Stamping reference and stamp certificate.
Diary the 14-day deadline from the signing date, not the completion date.

Frequently asked questions

When must BSD and ABSD be paid?

Within 14 days of signing the OTP acceptance or SPA in Singapore, or within 30 days of receiving it if signed overseas.

How do I stamp and pay?

Through myTax Portal using the Stamp Duty login with Singpass. Most buyers let their conveyancing lawyer do this.

What is the penalty for paying stamp duty late?

Up to 3 months late: S$10 or the duty payable, whichever is greater. More than 3 months late: S$25 or 4 times the duty payable, whichever is greater.

Can I use CPF for stamp duty?

Yes, OA savings can be used for stamp duty, but you usually pay in cash first and are reimbursed from CPF through your lawyer.

Do Singapore Citizens pay ABSD on their first home?

No. Citizens pay 0% on their first home, 20% on a second and 30% on a third or later.

Related Talreon tools and guides

Official sources

Figures and steps on this page were checked against the linked official pages on 30 October 2026. Read our editorial and review process and figures update log. Spotted something out of date? Email support@talreon.com with the page address.

Educational information only; not financial, tax, legal, or investment advice.