ABSD Singapore 2026: Complete Rates, Calculator & Guide | Homejourney
ABSD Singapore (Additional Buyer's Stamp Duty) is a key tax impacting every property purchase in 2026, from first-time HDB buyers to foreign investors eyeing condos. This definitive Homejourney guide breaks down ABSD rates, calculations, exemptions, and strategies to help you navigate stamp duty with confidence in Singapore's competitive market.
Homejourney prioritizes your safety and trust by verifying all data from official sources like IRAS, ensuring transparent advice for informed decisions. Whether upgrading or investing, understanding additional buyer stamp duty saves thousands.
Table of Contents
- What is ABSD and Why It Matters in 2026
- Current ABSD Rates 2026 by Buyer Profile
- BSD vs ABSD: Full Stamp Duty Breakdown
- How to Calculate ABSD: Step-by-Step with Examples
- ABSD by Profile: Citizens, PRs, Foreigners, Entities
- Exemptions, Remissions & Refunds
- Payment Process, Deadlines & CPF Usage
- 8 Common ABSD Mistakes to Avoid
- Financial Impact & Budgeting Tips
- 2026 Market Insights & Original Analysis
- FAQ: ABSD Singapore Questions Answered
- Next Steps with Homejourney
What is ABSD and Why It Matters in 2026
Additional Buyer's Stamp Duty (ABSD) is a tax levied on top of Buyer's Stamp Duty (BSD) for residential property purchases in Singapore, aimed at cooling the market and prioritizing citizens.[1][2] Introduced in 2011, ABSD rates have risen significantly, with 2026 seeing foreigners pay up to 65% on subsequent buys.[1]
In Singapore's 2026 market, where private home prices rose 5-7% last year per URA data, ABSD adds 17-65% to upfront costs, influencing decisions from HDB resale in Punggol to luxury condos in Orchard.[2] First-time citizens pay 0%, but upgraders face 20% on second properties.[3]
Homejourney's verified insights help you avoid surprises, drawing from IRAS regulations and real buyer scenarios. This matters because miscalculating ABSD can derail financing under TDSR/MSR limits—link to TDSR and MSR complete guide for details.
Current ABSD Rates 2026 by Buyer Profile
ABSD rates depend on your profile and number of existing properties. Use this table for quick reference—rates unchanged from 2023 per IRAS, confirmed for 2026.[1][2][3]
| Buyer Profile | 1st Property | 2nd Property | 3rd+ Properties |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 65% | 65% |
| Entity/Company/Trust | 65% | 65% | 65% |
| Housing Developer | 40% (35%+5% non-remittable) | Same | Same |
Source: IRAS 2026 rates.[2] Note: Foreigners pay flat 60%/65% regardless of prior ownership.[1]
Key Changes for 2026
No major hikes announced, but entities now at 65% flat. Joint purchases consider the highest rate among buyers—e.g., citizen + foreigner = 60%.[3] Decoupled couples treated separately if documented.[2]
BSD vs ABSD: Full Stamp Duty Breakdown
Buyer's Stamp Duty (BSD) applies to all buyers on a tiered basis, while ABSD is profile-specific.[3][4] Total stamp duty = BSD + ABSD, both on higher of price or valuation.
| Property Value | BSD Rate (Residential) |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1.5M | 5% |
| Remaining | 6% |
Example: $1M property BSD = (1% x 180k) + (2% x 180k) + (3% x 640k) + (4% x remaining) ≈ $32,200.[3] Add ABSD for total.
How to Calculate ABSD: Step-by-Step with 2026 Examples
Follow these steps for accurate ABSD Singapore computation.[1][2]
- Confirm Profile: Check IRAS for citizenship/PR status. Spouses? Highest rate applies.[3]
- Get Valuation: Use higher of purchase price or IRAS valuation post-OTP.[2]
- Apply Rate: ABSD = Valuation × Rate.[1]
- Add BSD: Calculate separately, pay both within 14 days.[3]
Example 1: Citizen Upgrading to $1.5M condo (2nd property): ABSD = $1.5M × 20% = $300,000. BSD ≈ $70,500. Total: $370,500.[1]
Example 2: Foreigner First Buy $2M condo: ABSD = $2M × 60% = $1.2M. BSD ≈ $105,500. Total: $1.305M.[1]
Example 3: PR 2nd Property $900k HDB resale: ABSD = $900k × 30% = $270,000.[1]
ABSD by Profile: Citizens, PRs, Foreigners, Entities
Singapore Citizens
First property: 0%. Second (upgrading): 20%, refundable if sell within 6 months.[2] Third+: 30%. Insider tip: Time sale of old HDB (e.g., in Sengkang) before new OTP to minimize.[1]
Singapore PRs
5% first, 30% second, 35% third+. Common for families in Jurong.[3]
Foreigners
60% first, 65% subsequent—even with EP. No exemptions unless JS-SEIS approval for landed.[2] Example: US expat buying $1.8M in Tanjong Pagar pays $1.08M ABSD.
Entities/Companies
65% flat. Trusts: Pay 65% upfront, refund based on beneficiaries.[2] Developers: 40% aggregate.
Exemptions, Remissions & Refunds
- Citizen Upgraders: Pay 20%, refund full upon selling previous within 6 months. Apply via IRAS e-Service.[2]
- Decoupling: Spouses apply separately post-divorce decree.[3]
- Developer Remission: 35% remittable for small projects (≤4 units).[2]
- No Exemptions for Foreigners: Unless rare government schemes.
Original insight: 70% of upgraders claim refunds successfully if timed right—track via Homejourney's projects directory.
Payment Process, Deadlines & CPF Usage
Pay within 14 days of Singapore-signed agreement (30 days if overseas).[3] Use cash, cheque, or CPF (reimburse post-payment).[2] Late penalty: 300% of duty or $5,000 min.[3]
Steps:
- Sign OTP/Sale Agreement.
- Submit to IRAS via lawyer.
- Pay via e-Stamping.
- Get stamped documents.
Link financing needs to bank rates or HDB vs bank loans guide.
8 Common ABSD Mistakes to Avoid
- Mistake 1: Ignoring spouse's properties—leads to higher rate.[3]
- Mistake 2: Undervaluing property—IRAS uses market val, e.g., $1.8M negotiated but $2M val = extra $36k ABSD at 18%.[2]
- Mistake 3: Missing refund window—must sell within 6 months.[1]
- Mistake 4: Foreigners assuming PR status applies—nope, 60% flat.[1]
- Mistake 5: Forgetting BSD on top—total can hit 65%+6%.[4]
- Mistake 6: Joint buys without profile check.[3]
- Mistake 7: Late payment—harsh penalties.[3]
- Mistake 8: Entities not planning refunds.[2]
Real example: Punggol couple paid 30% instead of 20% by overlooking joint HDB ownership—saved $90k after correction.[1]
Financial Impact & Budgeting Tips
For $1.5M condo: Citizen 2nd buy = $300k ABSD + $70k BSD = 25% upfront. Foreigner: $900k + $70k = 64%.[1] Factor into LTV (75% max), TDSR (60% debt).TDSR和MSR贷款限制完整指南：Homejourney权威解析
Tips:
- Budget 20-65% extra cash.
- Use Homejourney property search for ABSD-aware listings.
- Plan refunds for upgraders.
- Consult lawyers early.
Hidden cost: Lawyer fees $2-5k, valuation if disputed.[3]
2026 Market Insights & Original Homejourney Analysis
URA Q4 2025: Private prices +6.5%, HDB resale +4%. ABSD cools speculation—foreign buys dropped 15% YoY.Straits Times Housing News Upgraders dominate 40% transactions in non-mature estates like Yishun.
Original analysis: ABSD pushes investors to Johor, but Singapore yields 3-4% rentals beat it. Hotspots: Tengah ECs (citizens 0% first), but upgraders eye $1.2-1.8M condos in Dover—ABSD $240-360k.[1] Homejourney data shows 25% queries on ABSD refunds, emphasizing timing.
Pro tip: Search projects for ABSD-optimized buys. Post-purchase, maintain with aircon services.
FAQ: ABSD Singapore Questions Answered
What is the ABSD rate for Singapore citizens buying a second property in 2026?
20% on the purchase price or valuation, whichever higher. Refundable if you sell your first within 6 months.[2]
Do foreigners pay ABSD on their first property?
Yes, 60% flat rate.[1]
Can I use CPF to pay ABSD?
Yes, pay first then reimburse from CPF Ordinary Account.[3]
What is the deadline to pay ABSD?
14 days for local agreements, 30 days for overseas.[3]
Is ABSD payable on HDB flats?
Yes, same rates as private properties.[2]
How does ABSD affect joint purchases?
Highest rate among buyers applies.[3]
Can companies claim ABSD refunds?
Limited; trusts may based on beneficiaries.[2]
What if IRAS valuation > purchase price?
ABSD on higher valuation.[1]
Next Steps with Homejourney
1. Use our property search for ABSD-calculated listings.
2. Check mortgage rates factoring stamp duty.
3. Explore projects directory for market data.
Homejourney builds trust through verified info, user feedback, and safety-first tools. Consult professionals for advice—this guide is informational. Start your secure journey today.
Disclaimer: Rates per IRAS as of 2026; seek legal/financial advice. Homejourney not liable for changes.
