PropAce
When a residential property is bought in Singapore, the decisive question is not what market analysts expect but what rate IRAS publishes for that buyer’s profile. The same is true when a licensed housing developer buys residential land, and when a seller resells within the statutory holding period. The official schedule is fixed, public and does not depend on transaction examples.
Key takeaways
- ABSD rates depend on buyer type. For individuals, the rate also depends on whether the residential property is a first, second, or later home.
- The current IRAS rate schedule, effective for purchases on or after 27 April 2023, applies to Singapore Citizens, Singapore Permanent Residents, foreigners and entities.
- A Singapore Citizen buying a first residential property is not subject to ABSD. The rate rises for a second property and again for a third or subsequent property.
- A Singapore Permanent Resident is subject to ABSD from the first residential property, with higher rates for a second and for a third or subsequent property.
- Foreign buyers pay 60% ABSD; entities pay 65%. Licensed housing developers are treated separately.
- For licensed housing developers, the headline ABSD rate on residential land is 40%: a 5% non-remittable component paid upfront, plus a 35% remittable component.
- The 35% component is remitted only if the developer satisfies the prescribed construction and sale conditions. If any condition is missed, the 35% is clawed back with interest.
- In 2025, the SSD holding period was tightened. Property bought on or after 12 May 2025 is exposed to SSD if sold within the revised holding period.
ABSD rates by buyer type
IRAS publishes a single ABSD schedule for residential property bought on or after 27 April 2023. The rate depends on the buyer’s status and, for individuals, on how many residential properties the buyer already owns.
| Buyer | ABSD rate |
|---|---|
| Singapore Citizen buying a first residential property | 0% |
| Singapore Citizen buying a second residential property | 20% |
| Singapore Citizen buying a third or subsequent residential property | 30% |
| Singapore Permanent Resident buying a first residential property | 5% |
| Singapore Permanent Resident buying a second residential property | 30% |
| Singapore Permanent Resident buying a third or subsequent residential property | 35% |
| Foreign buyer | 60% |
| Entity | 65% |
These are purchase-side rates. A licensed housing developer buying residential land for a housing project is subject to a separate developer-ABSD remission framework.
Housing developers and the remission conditions
A licensed housing developer that buys residential land faces a headline ABSD rate of 40%. IRAS’s remission framework splits that rate into two parts:
- 5% non-remittable ABSD, which is paid upfront and is not refundable; and
- 35% remittable ABSD, which is remitted only if the developer satisfies the prescribed conditions.
The standard remission conditions are:
- construction must start within two years of the purchase;
- the project must be completed within five years; and
- all residential units must be sold within five years.
If the developer does not meet those conditions, the 35% remittable component is clawed back with interest.
The 2025 Seller’s Stamp Duty tightening
SSD is a seller-side duty. It applies when a property is sold or disposed of within a specified holding period after purchase.
In 2025, the holding period was tightened for property bought on or after 12 May 2025. A sale made within the revised holding period is subject to SSD, calculated on the higher of the sale price and the market value. A sale made after the statutory holding period has ended is outside SSD.
The official SSD table, like the ABSD table, is published by IRAS and is the only authoritative source for the applicable rate.
FAQ
What is ABSD?
ABSD is Additional Buyer’s Stamp Duty. It is payable in addition to Buyer’s Stamp Duty when certain buyers purchase residential property in Singapore. The rate is determined by the buyer’s status and, for individuals, by the number of residential properties the buyer already owns.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
What is the current ABSD rate for an individual buyer?
For a Singapore Citizen, the current rates are 0% for a first property, 20% for a second, and 30% for a third or subsequent property. For a Singapore Permanent Resident, the rates are 5% for a first property, 30% for a second, and 35% for a third or subsequent property. Foreign buyers are subject to 60%.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
How much ABSD does a licensed housing developer pay?
The headline ABSD rate for a licensed housing developer buying residential land is 40%. Of that amount, 5% is non-remittable and paid upfront. The remaining 35% is remittable if the developer meets IRAS’s conditions for construction, completion and sale.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — ABSD for Housing Developers & En Bloc Guidelines-for-housing-developers)
What happens if a developer misses the ABSD remission conditions?
If construction does not start within two years, the project is not completed within five years, or all units are not sold within five years, the 35% remittable component is clawed back with interest.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — ABSD for Housing Developers & En Bloc Guidelines-for-housing-developers)
What changed in the 2025 SSD rules?
The SSD holding period was tightened for property bought on or after 12 May 2025. A property sold within the revised holding period is subject to SSD. The rate depends on the date of sale and the applicable IRAS SSD schedule.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
Where can I verify these figures?
The figures are set out in IRAS’s official stamp-duty schedules. Those schedules are the only reliable reference for current ABSD rates, developer remission conditions and SSD obligations.
Statutory Source: Inland Revenue Authority of Singapore (IRAS) — ABSD for Housing Developers & En Bloc Guidelines-for-housing-developers)
By the numbers
``` Private PSF momentum by district — QoQ %
D11 +27.5% ██████████████████████ D26 +11.5% █████████ D25 +7.6% ██████ D08 +6.9% ██████ D12 +6.2% █████ D28 +4.6% ████ D20 +4.2% ███ D02 +0.2% █ D19 -0.6% ░ D27 -0.7% ░ ```
| District | Median PSF | QoQ | YoY | Txns (3mo) |
|---|---|---|---|---|
| D11 | $2,834 | ▲ 27.5% | ▲ 27.6% | 346 |
| D26 | $2,277 | ▲ 11.5% | ▲ 6.1% | 266 |
| D25 | $1,348 | ▲ 7.6% | ▲ 6.3% | 69 |
| D08 | $2,042 | ▲ 6.9% | ▲ 18.9% | 49 |
| D12 | $1,956 | ▲ 6.2% | ▲ 5.6% | 108 |
| D28 | $1,720 | ▲ 4.6% | ▲ 10.7% | 119 |
| D20 | $2,072 | ▲ 4.2% | ▲ 5.7% | 152 |
| D02 | $2,465 | ▲ 0.2% | ▲ 20.5% | 35 |
| D19 | $1,752 | ▼ 0.6% | ▲ 4.9% | 568 |
| D27 | $1,414 | ▼ 0.7% | ▼ 13.6% | 144 |
_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._
References
- Channel NewsAsia (2026) 'Housing developers of large en bloc projects to get more time to sell units under revised ABSD rules'. Available at: https://www.channelnewsasia.com/singapore/en-bloc-housing-development-absd-additional-buyer-stamp-duty-6281986 (Accessed: 2 September 2026).
- Ministry of National Development (2026) Revisions to Additional Buyer’s Stamp Duty Regime to Support Housing Developers Undertaking Large-Scale En Bloc Redevelopments. Available at: https://www.mnd.gov.sg/newsroom/press-releases/view/revisions-to-additional-buyers-stamp-duty-regime-to-support-housing-developers-undertaking-large-scale-en-bloc-redevelopments (Accessed: 2 September 2026).
- The Straits Times (2026) 'ABSD changes aside, mega collective sale sites must be priced realistically to attract developers'. Available at: https://www.straitstimes.com/singapore/housing/absd-changes-aside-mega-en-bloc-sites-must-be-priced-realistically-to-attract-developers (Accessed: 2 September 2026).
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Frequently Asked Questions
What is ABSD?
ABSD is Additional Buyer’s Stamp Duty. It is payable in addition to Buyer’s Stamp Duty when certain buyers purchase residential property in Singapore. The rate is determined by the buyer’s status and, for individuals, by the number of residential properties the buyer already owns. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
What is the current ABSD rate for an individual buyer?
For a Singapore Citizen, the current rates are 0% for a first property, 20% for a second, and 30% for a third or subsequent property. For a Singapore Permanent Resident, the rates are 5% for a first property, 30% for a second, and 35% for a third or subsequent property. Foreign buyers are subject to 60%. Statutory Source:** [Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-a-property/ra
How much ABSD does a licensed housing developer pay?
The headline ABSD rate for a licensed housing developer buying residential land is 40%. Of that amount, 5% is non-remittable and paid upfront. The remaining 35% is remittable if the developer meets IRAS’s conditions for construction, completion and sale. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — ABSD for Housing Developers & En Bloc Guidelines-for-h
What happens if a developer misses the ABSD remission conditions?
If construction does not start within two years, the project is not completed within five years, or all units are not sold within five years, the 35% remittable component is clawed back with interest. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — ABSD for Housing Developers & En Bloc Guidelines-for-housing-developers)
What changed in the 2025 SSD rules?
The SSD holding period was tightened for property bought on or after 12 May 2025. A property sold within the revised holding period is subject to SSD. The rate depends on the date of sale and the applicable IRAS SSD schedule. Statutory Source:** Inland Revenue Authority of Singapore (IRAS) — Stamp Duty Rates & Payment Guidelines
Statutory References & Citations
- Inland Revenue Authority of Singapore (IRAS) (2026). Stamp Duties Act 1929. Singapore: Government of Singapore.
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.