Understanding ABSD: Your Complete 2026 Stamp Duty Calculator Guide
Additional Buyer's Stamp Duty (ABSD) is a critical cost that affects your total property purchase expense in Singapore, particularly if you're a foreigner, permanent resident, or purchasing a second property. At Homejourney, we prioritize transparency so you can make confident financial decisions when buying property in Singapore. This guide explains current ABSD rates, how to calculate them accurately, and strategies to understand your true acquisition costs.
ABSD is calculated on top of the standard Buyer's Stamp Duty (BSD) and applies based on your residency status and how many properties you own. Understanding both duties is essential for budgeting your property purchase—many buyers underestimate their total stamp duty obligations, which can impact financing and cash flow planning.
What is ABSD and Why It Matters
ABSD is a tax imposed on residential property purchases in Singapore that varies significantly based on buyer profile.[1] Unlike BSD, which applies to all property buyers regardless of status, ABSD specifically targets certain buyer categories to manage housing demand and affordability.
The key distinction: Singapore citizens purchasing their first property pay no ABSD. However, if you're a permanent resident, foreigner, or buying a second property as a citizen, ABSD applies on top of your standard BSD. This can substantially increase your acquisition costs—sometimes by 20% to 65% of the purchase price.
Current ABSD Rates by Buyer Category (2026)
ABSD rates depend entirely on your residency status and property count. Here's the official breakdown as of February 2026:[1]
| Buyer Category | First Property | Second Property | Third+ Property |
|---|---|---|---|
| Singapore Citizens | 0% | 20% | 30% |
| Singapore Permanent Residents | 5% | 30% | 35% |
| Foreigners (any residential property) | 60% | 60% | 60% |
| Corporate Entities | 65% | 65% | 65% |
| Housing Developers | 35% + 5% non-remittable | 35% + 5% non-remittable | 35% + 5% non-remittable |
Critical insight for foreign buyers: The 60% ABSD rate means a S$1 million property purchase incurs S$600,000 in ABSD alone—before calculating BSD. This is why understanding your total stamp duty upfront is essential for financial planning.
How to Calculate Your Total Stamp Duty
Your total stamp duty obligation combines BSD and ABSD. Both are calculated on the purchase price or market valuation—whichever is higher.[1] Here's the step-by-step process:
Step 1: Determine Your Property's Dutiable Value
The dutiable value is the higher of:
- The purchase price stated in your sale and purchase agreement
- The market valuation from a professional property valuation report
This distinction matters significantly. If you purchase a property for S$900,000 but its market valuation is S$950,000, you pay stamp duty on S$950,000.
Step 2: Calculate Buyer's Stamp Duty (BSD)
BSD applies to all property purchases using this tiered structure:[1]
| Property Value Range | BSD Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 (S$180,001–S$360,000) | 2% |
| Next S$640,000 (S$360,001–S$1,000,000) | 3% |
| Next S$500,000 (S$1,000,001–S$1,500,000) | 4% |
| Next S$1,500,000 (S$1,500,001–S$3,000,000) | 5% |
| Above S$3,000,000 | 6% |
Quick calculation shortcut: For properties valued below S$1 million, use this formula: (3% × property value) − S$5,400. This produces the same result as the tiered calculation.[1]
Step 3: Calculate Additional Buyer's Stamp Duty (ABSD)
ABSD is a straightforward percentage of the same dutiable value. Multiply your property value by your applicable ABSD rate from the table above.
Practical Example: Foreign Buyer Purchasing a S$1.2 Million Condo
Property value: S$1,200,000
BSD Calculation:
(1% × S$180,000) + (2% × S$180,000) + (3% × S$640,000) + (4% × S$200,000) = S$1,800 + S$3,600 + S$19,200 + S$8,000 = S$32,600
ABSD Calculation (60% for foreigners):
60% × S$1,200,000 = S$720,000
Total Stamp Duty: S$752,600
This represents 62.7% of the purchase price—a substantial cost that must be paid within 14 days of the property's completion date.
Key Factors Affecting Your ABSD Liability
Residency Status Verification
Your ABSD rate depends on your official residency status at the time of purchase. Singapore citizens enjoy the most favorable rates, while foreigners face the highest burden. If you're a permanent resident planning to purchase a second property, expect a 30% ABSD rate—significantly higher than your first property's 5% rate.[1]
Property Count and Spousal Considerations
The number of properties you and your spouse own affects your ABSD rate. If you're married, the system considers combined property ownership across both spouses. However, if you've legally decoupled before purchase, each spouse's property count is assessed separately.[1] This distinction can save tens of thousands of dollars for upgrading couples.
Moving House Exemptions
If you're selling your current property to purchase another (moving house), you may qualify for ABSD refund eligibility. You'll pay ABSD upfront, then apply for refund within 6 months of selling your original property through the Inland Revenue Authority of Singapore (IRAS).[1] This applies specifically to citizens upgrading their homes.
ABSD for Different Buyer Categories
Singapore Citizens Buying Second Properties
Citizens upgrading from their first home face a 20% ABSD on second properties and 30% on third and subsequent properties. This policy encourages homeownership while discouraging excessive property accumulation. Many upgrading buyers benefit from the moving house exemption, making the ABSD refundable if they sell their original property within the qualifying timeframe.
Permanent Residents and Foreign Buyers
Permanent residents face a 5% ABSD on first properties but jump to 30% on second purchases. Foreigners encounter a flat 60% ABSD regardless of property count, making Singapore property investment significantly more expensive for non-citizens. For context, if you're a foreign buyer considering properties through Step-by-Step Property Buying Process for Foreigners | Homejourney , your total acquisition costs will include this substantial ABSD component.
Corporate Entities and Developers
Companies purchasing residential property face a 65% ABSD rate. Housing developers receive a slightly more favorable 35% rate plus an additional 5% non-remittable ABSD, though they may apply for remission under specific development criteria.[1]
Common ABSD Misconceptions and Mistakes
Mistake 1: Forgetting ABSD in Budget Calculations
Many first-time buyers calculate their down payment and mortgage based on BSD alone, overlooking ABSD entirely. For a foreign buyer purchasing a S$800,000 property, this oversight means underbudgeting by approximately S$480,000 (60% ABSD). Always include ABSD in your total acquisition cost projections.
Mistake 2: Misunderstanding Spousal Property Ownership
If your spouse owns a property in their sole name and you purchase a second property in your sole name, you'll pay the "second property" ABSD rate—not the first property rate. The system aggregates ownership across spouses, even for separately titled properties.[1] Decoupling before purchase can optimize your ABSD liability if circumstances permit.
Mistake 3: Assuming ABSD Applies Only to Foreigners
Citizens and permanent residents also pay ABSD on additional properties. Citizens upgrading homes face 20% ABSD on second purchases—a substantial cost that should factor into your decision between upgrading and downsizing.
Planning Your Property Purchase with ABSD in Mind
Total Acquisition Cost Framework
Your true property acquisition cost extends beyond the purchase price. Factor in:
- BSD (tiered calculation based on property value)
- ABSD (percentage based on your residency status)
