Simulated case study: a hypothetical scenario to illustrate the rules. Not a real client or transaction. Figures as at 10 October 2026.
This simulation shows how Seller's Stamp Duty (SSD) depends on the option dates, not the completion date. Under the assumptions below, a buyer exercising the option 3 days before the seller's 3rd anniversary of purchase would trigger S$88,000 in SSD. Exercising on or after that anniversary would trigger none.
Figures as at 10 October 2026. Check the official source before acting.
The situation
Wei, 42, owns a 2-bedroom condo as an investment. He wants to sell it in October 2026.
- His own Option to Purchase was accepted on 18 October 2023.
- His purchase completed on 10 January 2024, which is when he collected the keys.
- A buyer offers S$2,200,000 and wants to exercise (accept) the option on 15 October 2026.
Wei counts from his completion date in January 2024 and assumes he is past the 3-year mark. The question is whether SSD is payable.
The rules that apply
| Rule | Detail | Source / effective date |
|---|---|---|
| SSD schedule for purchases 11 Mar 2017 to 3 Jul 2025 | 12% (up to 1 year), 8% (1 to 2 years), 4% (2 to 3 years), none after 3 years | IRAS-for-residential-property), from 11 Mar 2017 |
| SSD schedule for purchases on or after 4 Jul 2025 | 16%, 12%, 8%, 4% over 4 years, none after 4 years | IRAS, from 4 Jul 2025 |
| Acquisition date | In most cases the OTP acceptance date, the S&P date or the transfer date | IRAS |
| Disposal date | Generally when the buyer accepts the seller's OTP, the S&P date or the transfer date | IRAS |
| Cut-off | No SSD if the sale is on or after the anniversary at the end of the holding period (IRAS example: bought 7 Jul 2025, no SSD on or after 7 Jul 2029) | IRAS |
| Base and payment | Higher of price or market value; seller pays within 14 days of the executed sale contract | IRAS |
The numbers
Assumptions
| Item | Assumption |
|---|---|
| Wei's acquisition date (his OTP accepted) | 18 October 2023 |
| His completion date | 10 January 2024 (not relevant to SSD) |
| Applicable schedule | 11 Mar 2017 to 3 Jul 2025 purchases (12/8/4% over 3 years) |
| Selling price | S$2,200,000 |
| Market value | Not above the selling price |
| Buyer's planned option acceptance | 15 October 2026 |
| Other costs (legal fees, agent fees, loan redemption) | Excluded |
Step 1: find the anniversaries of the acquisition date
- 1st anniversary: 18 October 2024
- 2nd anniversary: 18 October 2025
- 3rd anniversary: 18 October 2026
Step 2: place the disposal date
- 15 October 2026 is after the 2nd anniversary and before the 3rd. The sale falls in "more than 2 years, up to 3 years".
Step 3: apply the rate
- SSD = S$2,200,000 x 4% = S$88,000, payable by Wei within 14 days of the executed sale contract.
Step 4: compare with a later date
- If the buyer accepts the option on or after 18 October 2026, the holding period is more than 3 years and no SSD is payable.
Under these assumptions, the difference between the two dates is about S$88,000. Wei's completion date in January 2024 plays no part in the calculation.
What changes the answer
- A purchase on or after 4 July 2025. If Wei had bought on 18 October 2025 instead, the 4-year schedule would apply. A sale on 15 October 2028 would fall in "more than 2 years, up to 3 years" at 8%: S$2,200,000 x 8% = S$176,000. No SSD would apply only from 18 October 2029.
- Market value above the price. SSD uses the higher of price and market value. If the property were valued at S$2,300,000, SSD at 4% would be S$92,000.
- The option timeline. The date that counts is when the buyer accepts the option, not when Wei grants it. A typical private resale option can be exercised within its option period, so the timing of the option, and whether the buyer will agree to a later exercise, matters. Waiting also carries its own risk: the buyer may withdraw or the price may change.
What to check for your own situation
- Find your acquisition date on your stamping certificate or OTP. It is usually the date your option was accepted, not the completion date.
- Check which SSD schedule applies: purchases on or after 4 July 2025 use the 4-year schedule.
- List the anniversaries of your acquisition date and compare them with the date your buyer would accept your option.
- Ask your conveyancing lawyer how the option period and exercise date in your OTP will work, before you grant the option.
- Confirm the figures on IRAS's SSD page, or use our stamp duty calculator.
Related reading:
- Buyer's and Additional Buyer's Stamp Duty in 2026
- IPA vs letter of offer: how the option fee works
- Gifting property to your child: stamp duty
This is a hypothetical illustration, not tax or legal advice.
Sources
- IRAS: Seller's Stamp Duty (SSD) for residential property-for-residential-property)
Frequently asked questions
Which date counts for the SSD holding period: the option date or completion?
The option and contract dates. The holding period runs from your acquisition date (generally when your Option to Purchase was accepted, or the S&P date) to your disposal date (generally when your buyer accepts your Option to Purchase). Completion and key collection dates do not count.
If I bought on 18 October 2023, when can I sell without SSD?
For a purchase in the 11 March 2017 to 3 July 2025 window, no SSD is payable if your buyer accepts your Option to Purchase on or after 18 October 2026, the 3rd anniversary of your acquisition date. A sale before that, in the third year, attracts 4% SSD.
How much SSD would a S$2.2 million sale in the third year cost?
For a property bought between 11 March 2017 and 3 July 2025, SSD in the third year is 4% of the higher of price or market value: S$2,200,000 x 4% = S$88,000. For a property bought on or after 4 July 2025, the third-year rate is 8%.
Do the same dates apply to a property bought after 4 July 2025?
No. For purchases on or after 4 July 2025 the holding period is 4 years and the rates are 16%, 12%, 8% and 4%, so SSD applies until the 4th anniversary of the purchase date.