ABSD Stamp Duty Calculator and Guide: How to Get Your Numbers Right in 2025
If you are buying residential property in Singapore in 2025, you must factor in two main stamp duties: Buyer’s Stamp Duty (BSD) and Additional Buyer’s Stamp Duty (ABSD). BSD applies to almost all property purchases, while ABSD is an extra tax based on your residency status and how many homes you already own, with foreigners and multiple‑property owners paying the highest rates.[2][4]
This ABSD Stamp Duty Calculator and Guide from Homejourney explains how BSD and ABSD are calculated, how to estimate them yourself, when to use the official IRAS calculator, and how special schemes like EFTA FTA Singapore and EFTA ABSD remission can significantly reduce costs for eligible European Free Trade Association (EFTA) buyers. Our aim is to help you avoid costly mistakes, stay compliant, and buy safely in Singapore’s tightly regulated market.
This article is part of Homejourney’s foreign buyer and stamp duty cluster, and supports our main pillar guide: ABSD Stamp Duty Calculator & Guide 2025 | Homejourney ABSD Stamp Duty Calculator & Guide 2025 | Homejourney . If you are a foreign buyer, also see our related guides on EFTA benefits and foreigner purchase rules:
- Step-by-Step Property Buying Process for Foreigners | Homejourney Singapore Step-by-Step Property Buying Process for Foreigners | Homejourney Singapore
- EFTA Singapore FTA Property Benefits: Switzerland, Norway, Iceland Explained | Homejourney EFTA Singapore FTA Property Benefits: Switzerland, Norway, Iceland Explained | H...
- Types of Properties Foreigners Can Buy in Singapore | Homejourney Types of Properties Foreigners Can Buy in Singapore | Homejourney
Key Stamp Duty Concepts: BSD vs ABSD
Before you use any ABSD stamp duty calculator, you need to understand the two layers of tax that IRAS imposes when you buy a property.[2]
1. Buyer’s Stamp Duty (BSD) – Applies to Almost Everyone
BSD is a tax on buying any property in Singapore (residential and non‑residential). It is calculated on the higher of the purchase price or market value, using a tiered (marginal) rate structure.[2]
For residential properties bought from 15 Feb 2023 onwards, IRAS applies these BSD tiers:[2][4]
- First $180,000 – 1%
- Next $180,000 – 2%
- Next $640,000 – 3%
- Next $500,000 – 4%
- Next $1,500,000 – 5%
- Remaining amount above $3,000,000 – 6%
BSD is payable whether you are a Singapore Citizen (SC), PR, foreigner, or buying via a company, and is charged on every purchase.[2]
2. Additional Buyer’s Stamp Duty (ABSD) – Depends on Status & Property Count
ABSD is an extra tax for residential properties only. It depends on your residency (SC, PR, foreigner, entity) and how many residential properties you already own when you sign the Option to Purchase. ABSD was last significantly revised on 27 April 2023 to cool the market and prioritise housing for owner‑occupiers.[1][4]
As of 2025, the broad framework is:[1][4]
- Singapore Citizens – No ABSD on first home; higher ABSD on second and third/subsequent homes.
- Singapore PRs – ABSD from the first residential property, rising with each additional property.
- Foreigners (non‑FTA) – High flat ABSD rate on any residential purchase (regardless of first or second home).
- Entities / companies – Typically pay the highest ABSD tier.
Because ABSD policy is targeted and can change, Homejourney always recommends verifying the latest ABSD table directly on IRAS’ official site and using the official IRAS Stamp Duty Calculator for final numbers.[5]
How to Use an ABSD Stamp Duty Calculator Step by Step
In practice, calculating BSD and ABSD manually for a $1.8 million new launch in, say, Lentor or Tampines can be time‑consuming. Most buyers use a calculator to avoid errors. IRAS provides an official online stamp duty calculator on myTax Portal that is updated to the latest rules.[5]
Step 1: Confirm Property Details
Before you start, you should have on hand:
- Property type (HDB flat, private condo, landed, EC, shophouse with residential component).
- Agreed purchase price in the Option to Purchase (OTP) or Sale & Purchase Agreement.
- Whether there is a residential + non‑residential mix (e.g. shophouse) – BSD/ABSD will be apportioned.[2]
For example, if you are buying a 4‑room HDB resale in Bishan for $780,000, the BSD and potential ABSD outcome will be very different from a $2.3 million freehold condo in Holland Village.
Step 2: Identify Your Buyer Profile
The calculator will ask for buyer type and profile details, including:
- Nationality: Singapore Citizen, PR, foreigner, or entity.
- Number of residential properties you already own locally (and sometimes overseas if they are considered for ABSD purposes).
- Whether you are buying under a single name or joint names – for mixed profiles (e.g. 1 SC + 1 foreigner), the higher applicable ABSD rate typically applies.
If you are an EFTA national (Switzerland, Norway, Iceland, Liechtenstein) potentially eligible under the EFTA FTA Singapore framework, you should highlight this to your lawyer early to assess whether any EFTA property benefits or remission paths apply.
Step 3: Compute BSD First
BSD is always computed before ABSD. Most calculators, including IRAS’, will automatically apply the correct BSD tiers.[2][5] For a quick mental check, you can use the marginal table and sum each tier.
Step 4: Apply ABSD Rate to Purchase Price or Market Value
ABSD is computed as a single percentage on the higher of the purchase price or market value of the residential component. If your ABSD rate is, for instance, 20%, and you are buying a $2,000,000 condo in Novena, your ABSD will be roughly $400,000, on top of BSD. This is why having an accurate calculator is essential before you even sign the OTP.
Step 5: Cross‑Check with Official IRAS Calculator
For compliance and safety, always cross‑check your figures using the official IRAS Stamp Duty Calculator on myTax Portal, which is updated by the Government of Singapore.[5] Homejourney’s role is to guide you through the logic and help you understand the numbers, but IRAS has the final word on tax computation.
Worked Example: Private Condo Purchase (Local Buyer)
Let’s take a realistic scenario that many Homejourney users face – a Singapore Citizen couple upgrading from an HDB in Sengkang to a $1.9 million private condo near Buona Vista MRT.
Scenario Assumptions
- Buyer 1 and 2: Both Singapore Citizens.
- Current home: 1 HDB flat, not yet sold when they exercise OTP for the condo.
- New property: $1,900,000 3‑bedroom condo.
Broadly, they may be treated as buying a second residential property at the point of purchase, so ABSD for second property may apply. However, if they sell the first home within the specified timeline and meet conditions, ABSD remission may be granted. The exact remission rules and timelines are detailed on IRAS and should be reviewed with a conveyancing lawyer.
