Summary
Additional Buyer's Stamp Duty (ABSD) is paid on top of Buyer's Stamp Duty (BSD) when you buy a home in Singapore. Both are worked out on the purchase price or the market value, whichever is higher, according to the Inland Revenue Authority of Singapore (IRAS).
For purchases on or after 27 Apr 2023, IRAS lists these ABSD rates:
| Buyer | 1st home | 2nd home | 3rd and later |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore Permanent Resident (SPR) | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity | 65% | 65% | 65% |
| Trustee (living trust) | 65% | 65% | 65% |
| Housing developer | 35% remittable + 5% non-remittable | same | same |
These rates still apply in 2026; IRAS shows no later change to the rate table.
What this means for Singapore home buyers
BSD comes first
For residential property bought on or after 15 Feb 2023, IRAS sets BSD at 1% of the first S$180,000, 2% of the next S$180,000, 3% of the next S$640,000, 4% of the next S$500,000, 5% of the next S$1,500,000 and 6% of the rest. On a S$2,000,000 home, BSD is S$69,600. On S$1,500,000 it is S$44,600, and on S$800,000 it is S$18,600. ABSD is a separate charge on the full price, not a percentage of BSD.
How the property count works
IRAS counts every residential property in Singapore that you own wholly, partly or jointly, including homes held on trust for you. Properties outside Singapore and homes gazetted for compulsory acquisition are left out. When buyers with different profiles buy together, the highest ABSD rate applies to the whole price.
Foreigners and free trade agreements
Foreigners pay 60% on any home bought on or after 27 Apr 2023; the rate was 30% from 16 Dec 2021 to 26 Apr 2023. Under the US–Singapore Free Trade Agreement, IRAS says a US citizen gets the same ABSD treatment as a Singapore Citizen: 0% on the first home, then 20% and 30%.
Entities, trusts and developers
Entities pay 65%. Transfers into a living trust pay ABSD (Trust) at 65% upfront; IRAS may refund the difference if the home is held for identifiable individual beneficiaries, based on the beneficiary with the highest rate, and the refund must be claimed within six months. Housing developers pay 35% plus a 5% non-remittable charge, 40% in total, and may apply for remission of the 35% if they meet IRAS's development conditions.
Reliefs that can apply
SC married couples buying their first home together, and SC–SPR couples who own no other home, may qualify for ABSD remission. Buyers who sell their first home within six months of buying, or of the new home's TOP or CSC, may claim a refund of ABSD on the second home if they meet the conditions. Since 16 Feb 2024, single SC seniors aged 55 and above may also qualify for a refund on a second home when they sell the first.
What to do next
- Count every Singapore home you and your co-buyers own before you sign the Option to Purchase.
- Work out BSD and ABSD on the higher of price and market value, and set the cash aside: stamp duty cannot be deferred or paid in instalments.
- Pay within 14 days of signing, or within 30 days of receiving a document signed overseas. IRAS can impose a penalty of up to four times the unpaid duty.
- Check whether a remission or refund applies to you on the IRAS pages before you buy.