Property · free tool
Stamp duty calculator: BSD, ABSD and SSD
Buyer’s stamp duty on a S$2,000,000 home is S$69,600. A Singapore Citizen buying a second home also pays 20% ABSD, here S$400,000. Enter any price to see the tiers worked out.
How it works
Buyer’s stamp duty (residential, from 15 February 2023), on the higher of price or valuation:
| First S$180,000 | 1% |
|---|---|
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1,500,000 | 5% |
| Above S$3,000,000 | 6% |
Additional buyer’s stamp duty (from 27 April 2023):
| 1st home | 2nd home | 3rd and later | |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity or trust | 65% | 65% | 65% |
Seller’s stamp duty on private homes and ECs bought on or after 4 July 2025: 16%, 12%, 8% or 4% if sold within 1, 2, 3 or 4 years. Bought from 11 March 2017 to 3 July 2025: 12%, 8% or 4% within 1, 2 or 3 years. HDB flats do not pay SSD.
Married couples with at least one Singapore Citizen buying a second home together may get a refund of ABSD if they sell their first home within 6 months. Entities and trusts pay 65%. Check IRAS for your case.
Worked example
A S$2,000,000 condo bought by a Singapore Citizen who already owns an HDB flat:
- BSD: 1% × 180,000 + 2% × 180,000 + 3% × 640,000 + 4% × 500,000 + 5% × 500,000 = 1,800 + 3,600 + 19,200 + 20,000 + 25,000 = S$69,600.
- ABSD at 20%: S$400,000, unless the refund rule for couples applies.
Common questions
When is stamp duty due?
Within 14 days of signing the option to purchase exercise or the sale and purchase agreement (30 days if signed overseas).
Is BSD charged on price or valuation?
On whichever is higher.
Do HDB upgraders pay ABSD?
Yes, if they still own the flat when they buy. Married couples with a Singapore Citizen can claim an ABSD refund if they sell the first home within 6 months of buying the second.
What next
Figures as of . Rules change; confirm with your bank, HDB, CPF Board and IRAS before you commit.
Official sources: MAS · HDB · IRAS · CPF
This calculator is for information only and is not financial, property or legal advice. Jaimes Tan is not a licensed financial adviser or property agent.