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In 2026, the tax bill arrives before the keys do: every buyer of property in Singapore pays Buyer's Stamp Duty (BSD), residential buyers may also pay Additional Buyer's Stamp Duty (ABSD), and sellers who sell a residential property bought on or after 4 July 2025 within four years of purchase owe Seller's Stamp Duty (SSD). Stamp duty is a mandatory tax levied by the Inland Revenue Authority of Singapore (IRAS) on legal documents related to property transactions — typically your Sale and Purchase Agreement or Option to Purchase — and it is a critical part of your cash-on-hand or CPF calculations. Get the timing wrong and penalties follow; get your buyer profile wrong and the surcharge runs to tens of percentage points.
Key takeaways
- BSD is the standard, tiered tax paid by all property buyers in Singapore, regardless of residency status, and it is charged on the higher of the purchase price or market value.
- ABSD is an extra residential tax based on your residency profile and property count, with rates ranging from 0% for Singapore Citizens on a first home to 60% for foreigners and 65% for entities.
- SSD's holding period was extended to four years for residential properties acquired on or after 4 July 2025, following the 2025 cooling measures.
- Stamp duty must be paid within 14 days of signing a document in Singapore, or within 30 days after a document signed overseas reaches Singapore, or penalties apply.
- You can use CPF Ordinary Account funds for BSD and ABSD — but not for SSD, which must be paid in cash.
The three taxes, and who pays what
Singapore's stamp duty regime is three taxes with three distinct jobs. BSD is the entry tax, paid by everyone who buys any property. ABSD is the policy-driven extra — a significant tax levied on top of BSD for residential buyers, calibrated to cool the market and based on your residency and property count. SSD is the anti-flipping exit tax, triggered only when you sell within a specific holding period.
The split at settlement is clean: the buyer pays BSD and ABSD; the seller pays SSD, and only if the sale falls inside the specified holding period. Even tenants are in scope — rental stamp duty is legally payable by the tenant, though the split can be negotiated.
BSD: the entry tax everyone pays
BSD is charged on every property purchase, residential or otherwise, regardless of residency status. It is calculated on the higher of the property's purchase price or its market value, so a below-market deal does not shrink the tax base. The rates have been in force since 15 February 2023.
Residential properties:
| Property Price / Market Value | BSD Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 (i.e., $180,001 to $360,000) | 2% |
| Next $640,000 (i.e., $360,001 to $1,000,000) | 3% |
| Next $500,000 (i.e., $1,000,001 to $1,500,000) | 4% |
| Next $1,500,000 (i.e., $1,500,001 to $3,000,000) | 5% |
| Amount exceeding $3,000,000 | 6% |
Non-residential (commercial / industrial):
| Property Price / Market Value | BSD Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 (i.e., $180,001 to $360,000) | 2% |
| Next $640,000 (i.e., $360,001 to $1,000,000) | 3% |
| Next $500,000 (i.e., $1,000,001 to $1,500,000) | 4% |
| Amount exceeding $1,500,000 | 5% |
Notice the asymmetry: residential property tops out at 6% on amounts above $3,000,000, while commercial and industrial property maxes out at 5% above $1,500,000. The tiering also means the rates apply in slices — crossing a threshold raises the rate on that bracket, not on the entire price.
ABSD: the policy-driven surcharge
ABSD is a significant tax levied on top of BSD for residential property purchases. The current rates took effect on 27 April 2023 under the Stamp Duties Act 1929 (Amendment of First Schedule) (No. 2) Notification 2023. What you pay depends on your residency profile and the number of residential properties you own.
| Buyer Profile | 1st Residential Property | 2nd Residential Property | 3rd and Subsequent Residential Property |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entities | 65%* | 65%* | 65%* |
*Housing Developers may be eligible for remission under the ABSD Remission Scheme, subject to conditions.
For individuals: a Singapore Citizen pays nothing on a first home but 20% on a second; a Permanent Resident not owning property pays 5% on a first residential property, a rate formalised in the 2023 Notification. A foreigner pays 60% from the very first purchase.
Married couples get a critical concession. If at least one spouse is a Singapore Citizen, the couple is treated as two Singapore Citizens when buying a matrimonial home. An SC-PR couple therefore pays 0% ABSD on their first home, and so does an SC-Foreigner couple. Upgraders are covered too: a married couple with at least one SC buying a second residential property can apply for a refund of the ABSD paid, provided they sell their first matrimonial home within six months of the new purchase — or its TOP date, for uncompleted properties.
SSD: the exit tax now runs four years
SSD is the anti-flipping tax you must pay if you sell a property within a specific holding period. The rate depends on when you acquired the property. And for recent buyers, the clock is longer.
For residential properties acquired on or after 4 July 2025, the holding period was extended to four years following the 2025 cooling measures.
For residential properties acquired between 1 March 2017 and 3 July 2025, the previous three-year holding period applies:
| Holding Period | SSD Rate |
|---|---|
| Up to 1 year | 12% |
| More than 1 year and up to 2 years | 8% |
| More than 2 years and up to 3 years | 4% |
| More than 3 years | 0% |
Industrial properties acquired on or after 12 January 2013 remain on a three-year schedule:
| Holding Period | SSD Rate |
|---|---|
| Up to 1 year | 15% |
| More than 1 year and up to 2 years | 10% |
| More than 2 years and up to 3 years | 5% |
| More than 3 years | 0% |
The practical read for 2026: if you bought after 4 July 2025, a sale within the extended four-year holding period triggers SSD. And there is no CPF route out — SSD is treated as a tax on your sales proceeds, not a cost of purchase, and it must be paid in cash.
Deadlines, CPF and the fine print
The payment window is short. You must stamp a document within 14 days after signing it in Singapore, or within 30 days after receiving it here if it was signed overseas. Late payment incurs penalties.
CPF works for entry taxes, not exit taxes. You can use CPF Ordinary Account funds for BSD and ABSD; the usual sequence is to pay in cash first to meet the 14-day deadline, then have your lawyer manage the reimbursement from CPF-OA back into your bank account. SSD is different — cash only.
Tenancy agreements attract their own duty, calculated on the Average Annual Rent (AAR). A lease of one year or less is taxed at 0.4% of the total rent for the lease period; a lease of more than one year and up to four years attracts 0.4% of the AAR; a lease of more than four years attracts 0.4% of four times the AAR, capped. Leases with an AAR of $1,000 or less are exempt.
Some instruments escape stamp duty entirely. Under Section 36 of the Stamp Duties Act, exemptions cover documents signed by, on behalf of or in favour of the government, documents relating to properties situated outside Singapore, transfers of shares in foreign companies lodged in an overseas share register, and instruments made by the Collector of Land Revenue under the Land Acquisition Act.
What the 2026 price data says about your duty
Stamp duty moves with the market because it is a percentage of price. The 2026 numbers are from PropAce Institutional Advisory/URA caveat data [Source: PropAce Institutional Advisory/URA caveat data]; they show where the market sits. Islandwide private prices averaged S$2,038 psf in 2026-Q2 — 6.8% below their S$2,186 psf peak, but still 33.3% above the S$1,529 psf trough. Islandwide HDB prices averaged S$652 psf, unchanged from their S$652 psf peak and 57.5% above the S$414 psf trough.
New-launch private homes averaged S$2,304 psf against S$1,595 psf for resale — a roughly 44% new-sale premium. Prime-core (CCR) homes averaged S$2,443 psf, city-fringe (RCR) S$2,078 psf and suburban (OCR) S$1,552 psf.
FAQ
Who pays BSD, ABSD and SSD?
The buyer pays BSD and ABSD; the seller pays SSD, and only if the sale falls within the specified holding period. BSD applies to all property buyers regardless of residency, while ABSD is the extra residential levy based on residency and property count.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
Can I use CPF to pay stamp duty?
For BSD and ABSD, yes — CPF Ordinary Account funds can be used, typically by paying cash first and claiming reimbursement through your lawyer. For SSD, no; it is a tax on your sales proceeds and must be paid in cash.
Statutory Source: Central Provident Fund Board (CPF) — Housing Scheme & OA Withdrawal Rules
What is the deadline for paying stamp duty?
Within 14 days of signing the document if it is signed in Singapore, or within 30 days of receiving it here if signed overseas. Late payment incurs penalties.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Late Payment or Non-Payment of Stamp Duty
What changed with SSD for purchases in 2026?
For residential properties acquired on or after 4 July 2025, the holding period was extended to four years, following the 2025 cooling measures. Properties acquired between 1 March 2017 and 3 July 2025 stay on the old three-year schedule.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
What is the ABSD remission for married couples?
A married couple with at least one Singapore Citizen is treated as two Singapore Citizens when buying a matrimonial home, so an SC-PR couple and an SC-Foreigner couple each pay 0% ABSD on their first home. Upgraders can apply for a refund of ABSD paid if they sell their first matrimonial home within six months of the new purchase, or its TOP date for uncompleted properties.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Remission for Married Couples
By the numbers
``` Private PSF momentum by district — QoQ %
D11 +28.2% ██████████████████████ D26 +11.8% █████████ D25 +7.6% ██████ D12 +6.2% █████ D08 +5.9% █████ D20 +4.1% ███ D28 +3.8% ███ D02 +0.2% █ D27 -0.1% ░ D19 -0.5% ░ ```
| District | Median PSF | QoQ | YoY | Txns (3mo) |
|---|---|---|---|---|
| D11 | $2,849 | ▲ 28.2% | ▲ 28.3% | 341 |
| D26 | $2,282 | ▲ 11.8% | ▲ 6.3% | 263 |
| D25 | $1,348 | ▲ 7.6% | ▲ 6.3% | 69 |
| D12 | $1,956 | ▲ 6.2% | ▲ 5.6% | 106 |
| D08 | $2,024 | ▲ 5.9% | ▲ 17.9% | 45 |
| D20 | $2,060 | ▲ 4.1% | ▲ 5.0% | 144 |
| D28 | $1,707 | ▲ 3.8% | ▲ 9.8% | 113 |
| D02 | $2,465 | ▲ 0.2% | ▲ 20.5% | 35 |
| D27 | $1,423 | ▼ 0.1% | ▼ 13.0% | 141 |
| D19 | $1,753 | ▼ 0.5% | ▲ 5.0% | 551 |
_Data: PropAce Institutional Advisory analysis of URA/HDB transaction data — rolling 3-month average PSF, private residential, 2026-06..2026-08. Directional; confirm before acting._
Sources
- URA caveat data, compiled by PropAce Institutional Advisory— 2026-Q2.
- URA caveat data, compiled by PropAce Institutional Advisory.
References
- Government of Singapore (2026) Stamp Duties Act 1929 (Amendment of First Schedule) (No. 2) Notification 2023 - Singapore Statutes Online. Available at: https://sso.agc.gov.sg/Details/GetAmendingLegislation?SourceDocumentId=d2b13386-9e82-4a13-9c3a-22fa7e7f290a&SourceValidDate=20230427&SourceTransactionDate=20230426&SourcePublishDate=20230426&SourceDocStatus=published&HistoryType=amend&SourceDocType=sl&SourceNo=243&SourceYear=2023 (Accessed: 31 August 2026).
- Inland Revenue Authority of Singapore (2026) When to Pay Stamp Duty. Available at: https://www.iras.gov.sg/taxes/stamp-duty/for-property/paying-stamp-duty/when-to-pay-stamp-duty (Accessed: 31 August 2026).
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Frequently Asked Questions
Who pays BSD, ABSD and SSD?
The buyer pays BSD and ABSD; the seller pays SSD, and only if the sale falls within the specified holding period. BSD applies to all property buyers regardless of residency, while ABSD is the extra residential levy based on residency and property count. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
Can I use CPF to pay stamp duty?
For BSD and ABSD, yes — CPF Ordinary Account funds can be used, typically by paying cash first and claiming reimbursement through your lawyer. For SSD, no; it is a tax on your sales proceeds and must be paid in cash. Statutory Source:** Central Provident Fund Board (CPF) — Housing Scheme & OA Withdrawal Rules
What is the deadline for paying stamp duty?
Within 14 days of signing the document if it is signed in Singapore, or within 30 days of receiving it here if signed overseas. Late payment incurs penalties. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — Late Payment or Non-Payment of Stamp Duty
What changed with SSD for purchases in 2026?
For residential properties acquired on or after 4 July 2025, the holding period was extended to four years, following the 2025 cooling measures. Properties acquired between 1 March 2017 and 3 July 2025 stay on the old three-year schedule. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
What is the ABSD remission for married couples?
A married couple with at least one Singapore Citizen is treated as two Singapore Citizens when buying a matrimonial home, so an SC-PR couple and an SC-Foreigner couple each pay 0% ABSD on their first home. Upgraders can apply for a refund of ABSD paid if they sell their first matrimonial home within six months of the new purchase, or its TOP date for uncompleted properties. Statutory Source:** [Inland Revenue Authority of Singapore (IRAS) — Remission for Married Couples](https://www.iras.gov.sg/
Statutory References & Citations
- Inland Revenue Authority of Singapore (IRAS) (2026). Stamp Duties Act 1929. Singapore: Government of Singapore.
- Central Provident Fund Board (CPF) (2026). Central Provident Fund (Approved Housing Schemes) Regulations. Singapore: CPF Board.
Statutory Disclaimer: This guide is published for strategic, educational, and institutional planning purposes only and does not constitute formal legal, taxation, or financial advice. All property transactions, stamp duty remissions, and financing structures should be formally verified with qualified Singapore legal counsel and certified tax advisors.