Stamp duty calculator (BSD + ABSD)
By MoneyBees
Enter the price and who is buying. You get the Buyer's Stamp Duty band by band, the ABSD rate that applies to you or your joint buyers, any married couple remission, and the total cash to pay IRAS within 14 days.
Calculator
The purchase
Duty is charged on the price or the market value, whichever is higher.
Count every Singapore home you own any share of, HDB included. US citizens are treated as Singapore Citizens for ABSD under the US Free Trade Agreement.
BSD
$44,600
2.97% of $1,500,000
ABSD
$0
0% rate
Total stamp duty
$44,600
due within 14 days of signing
BSD band by band
| Band | Rate | Duty |
|---|---|---|
| $0 to $180,000 | 1% | $1,800.00 |
| $180,000 to $360,000 | 2% | $3,600.00 |
| $360,000 to $1,000,000 | 3% | $19,200.00 |
| $1,000,000 to $1,500,000 | 4% | $20,000.00 |
The total is rounded down to the dollar.
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ABSD rates from 27 April 2023
| Buyer | 1st home | 2nd home | 3rd and later |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Company or other entity | 65% | 65% | 65% |
When people buy together, the highest rate among them applies to the whole price. Housing developers and trustees have their own rates.
BSD rates from 15 February 2023
| Price band | Residential | Non-residential |
|---|---|---|
| $0 to $180,000 | 1% | 1% |
| $180,000 to $360,000 | 2% | 2% |
| $360,000 to $1,000,000 | 3% | 3% |
| $1,000,000 to $1,500,000 | 4% | 4% |
| $1,500,000 to $3,000,000 | 5% | 5% |
| Above $3,000,000 | 6% | 5% |
Worked examples
Citizen buying a first condo at S$1,500,000. BSD is S$1,800 on the first S$180,000, S$3,600 on the next S$180,000, S$19,200 on the next S$640,000 and S$20,000 on the last S$500,000. That is S$44,600. No ABSD applies, so S$44,600 is due within 14 days.
Citizen who owns an HDB flat, buying a condo at S$1,000,000 alone. BSD is S$24,600 and ABSD is 20%, S$200,000. Buying jointly with a spouse and selling the flat within 6 months gets the S$200,000 back.
Paying the duty
- Pay within 14 days of signing the contract or agreement. If you sign overseas, you have 30 days from receiving it in Singapore.
- Late payment can draw a penalty of up to 4 times the unpaid duty.
- The ABSD rate follows your status on the date you buy, so citizenship or PR granted later does not change it.
Sources
Figures checked 3 Oct 2026.
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Frequently asked questions
How is Buyer's Stamp Duty worked out?
BSD is charged in bands on the price or the market value, whichever is higher. For homes it is 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$1,500,000 and 6% above S$3 million. A S$1,500,000 condo pays S$44,600.
What are the ABSD rates in 2026?
The rates from 27 April 2023 still apply. Singapore Citizens pay 0% on a first home, 20% on a second and 30% on a third, while PRs pay 5%, 30% and 35%. Foreigners pay 60% on any home and companies pay 65%.
Which ABSD rate applies when we buy jointly?
The highest rate of any buyer. If a citizen who already owns a flat buys with a PR who owns nothing, the citizen's 20% is charged on the whole price of the new home.
Can married couples get ABSD back?
Yes, if they buy in their two names only and at least one is a Singapore Citizen. A couple who own no home get full remission when they stamp. A couple buying a second home pay the ABSD first. IRAS refunds it if they sell every home either of them owns (both, if each owns a different one) within 6 months of the purchase, or of TOP or CSC for an uncompleted project, stay married, keep the new home in their two names only and buy nothing else in between. If either spouse owns two homes, there is no refund.
When do I have to pay stamp duty?
Within 14 days of signing the contract or agreement, or within 30 days of receiving it in Singapore if you signed overseas. Late payment can lead to a penalty of up to 4 times the unpaid duty.
Is stamp duty charged on the price or the valuation?
On whichever is higher. If you pay S$900,000 for a flat valued at S$1,000,000, BSD and ABSD are worked out on S$1,000,000. Enter the valuation in the calculator when it is above the price.
Do I count my HDB flat as a property for ABSD?
Yes. Every Singapore home you own any share of counts, HDB flats included. A citizen who owns an HDB flat and buys a condo alone pays 20% ABSD on the condo.
Do non-residential properties have ABSD?
No. ABSD applies to residential property only. Shops, offices and industrial units pay BSD alone, at rates that top out at 5% above S$1,500,000.
Do US citizens pay ABSD as foreigners?
No. Under the US-Singapore Free Trade Agreement, US citizens are treated as Singapore Citizens for ABSD, so a first home attracts no ABSD.
How we calculate this
- Duty is worked on the higher of the price and the market value. If you enter a valuation above the price, the calculator uses the valuation. Source: IRAS: Buyer's Stamp Duty (BSD)
- Buyer's Stamp Duty is charged band by band on IRAS rates from 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$1,500,000 and 6% above S$3,000,000 for residential property. Non-residential property tops out at 5% above S$1,500,000. Source: IRAS: Buyer's Stamp Duty (BSD)
- Additional Buyer's Stamp Duty applies to residential property only. The rate depends on who buys and how many homes they already own, on IRAS rates from 27 April 2023: 0%, 20% and 30% for citizens buying a first, second and third home; 5%, 30% and 35% for PRs; 60% for foreigners; 65% for companies and other entities. Source: IRAS: Additional Buyer's Stamp Duty (ABSD)
- When people buy together, the highest rate among the buyers applies to the whole value. Source: IRAS: Additional Buyer's Stamp Duty (ABSD)
- A married couple buying in both names only, with at least one citizen spouse, can get ABSD remitted at stamping if neither owns another home. If each owns at most one home, they pay first and IRAS refunds the ABSD when they sell within 6 months. Source: IRAS: remission of ABSD for a married couple
- Total stamp duty is BSD plus ABSD, minus any ABSD remitted at stamping.
Rounding
IRAS rounds stamp duty down to the dollar. The calculator works each BSD band to the cent, adds the bands and drops the cents from the total. ABSD is rounded down the same way.
Worked example: the default case
- A citizen buys a first private home alone at S$1,500,000, with no valuation entered.
- BSD on the first S$180,000 at 1%: S$1,800.
- On the next S$180,000 at 2%: S$3,600.
- On the next S$640,000 at 3%: S$19,200.
- On the last S$500,000 at 4%: S$20,000.
- BSD total: S$44,600, which is 2.97% of the price.
- ABSD is 0% for a citizen's first home, so S$0. Total stamp duty is S$44,600, due within 14 days of signing.
What this calculator does not cover
- Seller's Stamp Duty, which applies when you sell within the holding period. The SSD calculator covers it.
- Housing developers, trustees and purchases into a trust, which have their own ABSD rates.
- Nationals of countries whose trade agreements with Singapore give them citizen ABSD rates.
- Stamp duty on leases and on mortgage documents.
- Late payment penalties, which can reach 4 times the unpaid duty.
- Whether you are eligible to buy the property at all, such as HDB's own rules.
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These calculators provide general estimates for educational purposes only and are not personalised financial advice. Results may rely on rates and rules that change over time, so verify against official sources (IRAS, CPF Board, HDB, MAS) or consult a licensed financial adviser before making decisions.
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