ABSD Stamp Duty Calculator & Guide: 2026 Rates Explained
The ABSD Stamp Duty Calculator and Guide helps Singapore property buyers compute Additional Buyer's Stamp Duty (ABSD) and Buyer's Stamp Duty (BSD) precisely using current 2026 IRAS rates.[1][2] ABSD rates reach up to 60% for foreigners, significantly impacting your total purchase costs, so accurate calculation is crucial for confident decisions.[1][2] At Homejourney, we prioritize transparency by verifying all rates directly from official IRAS sources, ensuring you have the most accurate information to make informed property decisions in a trusted environment.[1][2]
Understanding stamp duty is essential before you begin your property search on Homejourney. These costs are non-negotiable and must be factored into your total budget from day one. Whether you're a first-time Singapore citizen buyer, a property investor, a PR upgrading your home, or a foreigner purchasing your first condo, knowing exactly how much stamp duty you'll pay determines whether a property fits your financial plan.
What Are BSD and ABSD? Understanding the Basics
Buyer's Stamp Duty (BSD) is a tax paid on the purchase price or market value (whichever is higher) of any residential property in Singapore.[1][3] All buyers—citizens, PRs, and foreigners—pay BSD using a tiered rate structure. Additional Buyer's Stamp Duty (ABSD) is an extra tax applied to second and subsequent property purchases, with rates varying based on your residential status.[1][2]
The key distinction: BSD applies to every property purchase, while ABSD only applies if you already own a property or are buying your second/third property. For first-time buyers, you pay only BSD. For subsequent purchases, you pay both BSD and ABSD, with ABSD rates ranging from 5% (SPR first additional property) to 65% (foreigner subsequent properties).[1][2]
2026 BSD Rates: The Tiered Structure
BSD uses a progressive tiered system applied to all buyers equally:[1][3]
- 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$1.5 million (S$1,500,001–S$3,000,000): 5%
- Above S$3,000,000: 6%
For properties under S$1 million, use this quick formula: (0.03 × property value) – S$5,400.[1][3] For example, an S$800,000 property: (0.03 × S$800,000) – S$5,400 = S$18,600 BSD.
2026 ABSD Rates by Buyer Profile
ABSD rates depend on your residential status and how many properties you already own:[1][2]
| Buyer Type | First Property | Second Property | Third+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 17% | 25% |
| Singapore PR | 5% | 25% | 30% |
| Foreigner (e.g., Chinese, Taiwanese, Malaysian) | 60% | 65% | 65% |
| Entity/Trust | 25% | 30% | 30% |
Source: IRAS 2026 rates verified by Homejourney.[1][2][3] Note: EU citizen property buyers from non-EFTA countries follow foreigner rates.
Step-by-Step Calculation Process
Step 1: Determine Your Buyer Category
Identify whether you're a Singapore citizen, PR, foreigner, or entity purchasing the property. Your residential status determines your ABSD rate. Foreigners include international buyers like Taiwanese nationals, Chinese nationals, and Malaysian citizens—all subject to the 60% ABSD rate on first residential properties.[1][2]
Step 2: Calculate Your BSD
Apply the tiered rates to your property's purchase price or market value (whichever is higher). For an S$2 million property: 1% on S$180K (S$1,800) + 2% on S$180K (S$3,600) + 3% on S$640K (S$19,200) + 4% on S$500K (S$20,000) + 5% on S$500K (S$25,000) = approximately S$69,600 BSD.[1][3]
Step 3: Apply Your ABSD Rate
Multiply the property valuation by your applicable ABSD percentage. For example, a foreigner purchasing a first S$2 million property: S$2,000,000 × 60% = S$1,200,000 ABSD.[1][2]
Step 4: Calculate Total Stamp Duty
Add BSD and ABSD together. Using the S$2 million foreigner example: S$69,600 (BSD) + S$1,200,000 (ABSD) = S$1,269,600 total stamp duty. This must be paid within 14 days of receiving the Option to Purchase (OTP) via IRAS e-Stamping.[1][2]
Real Singapore Scenarios: Practical Examples
Example 1: First-Time Singapore Citizen (HDB S$800K Resale)
A first-time buyer purchasing an HDB resale flat in Tampines for S$800,000 pays: BSD S$18,600 (calculated as noted above), ABSD 0% (first property exemption). Total: S$18,600. This buyer can use CPF to pay the stamp duty.[1][3]
Example 2: SPR Upgrading to Second Property (S$900K Condo)
A Singapore PR buying their second property—a condo in Bukit Timah valued at S$900,000—pays: BSD approximately S$30,600, ABSD S$225,000 (25% of S$900K). Total: S$255,600. The PR must pay this in cash within the 14-day window.[1][2]
Example 3: Foreigner Purchasing First Property (S$1.5M Condo)
A Taiwanese or Chinese national buying their first Singapore residential property—a District 10 condo for S$1.5 million—pays: BSD approximately S$55,600, ABSD S$900,000 (60% of S$1.5M). Total: approximately S$955,600. For detailed guidance on foreign buyer requirements, see our Types of Properties Foreigners Can Buy in Singapore | Homejourney guide.[1][2]
Example 4: Citizen Upgrading to Condo (S$1.5M Second Property)
A Singapore citizen selling their first HDB and buying a second property—an Orchard condo for S$1.5 million—pays: BSD approximately S$55,600, ABSD S$255,000 (17% of S$1.5M). Total: approximately S$310,600. Timing the sale of the first property before the new OTP completion can help reset the ABSD calculation.[1][2]
Key Insights for Different Buyer Types
For First-Time Buyers: You pay only BSD, no ABSD. This is your most cost-effective property purchase from a stamp duty perspective. Factor the BSD into your total budget using our calculator before you begin Property Search on Homejourney.
For Citizens Upgrading: The 17% ABSD on your second property is substantial. Consider timing: if you sell your first property before the new purchase's OTP completion, you may qualify for first-time buyer rates on the new property. Verify this strategy with IRAS before proceeding.[1][2]
For Foreign Buyers: The 60% ABSD on your first property is a major cost consideration. A S$2 million property incurs S$1.2 million in ABSD alone. Explore Financing Options for Foreign Buyers in Singapore | Homejourney to understand how to structure your purchase financially. Taiwanese nationals and other foreign nationals should review our ABSD for Taiwanese Citizens: 60% Stamp Duty Guide 2026 for specific guidance.
For Investors: Each additional property incurs escalating ABSD. A citizen's third property faces 25% ABSD, while a foreigner's second property faces 65%. Plan your investment portfolio carefully, as stamp duty significantly impacts returns.
Common Mistakes to Avoid
Mistake 1: Forgetting to Budget for ABSD
Many buyers calculate only BSD and are shocked by ABSD. For a foreigner buying a S$2 million property, ABSD alone is S$1.2 million—not a minor cost. Always calculate total stamp duty before making an offer.
Mistake 2: Not Understanding "Property Ownership" Timing
ABSD is based on property ownership at the time of the new purchase's OTP. If you're a citizen selling your first property, ensure the sale completes before the new purchase's OTP to potentially avoid ABSD on the second property. Timing is critical—verify with IRAS.[1][2]
Mistake 3: Miscalculating Market Value vs. Purchase Price
Stamp duty is calculated on whichever is higher: the purchase price or the property's market value (determined by URA). A property purchased at S$1.2 million might have a market value of S$1.5 million, triggering higher stamp duty based on the higher valuation.
Mistake 4: Missing the 14-Day Payment Deadline
Stamp duty must be paid within 14 days of receiving the OTP. Late payments incur penalties. Set a calendar reminder and arrange payment through IRAS e-Stamping well in advance.[1][2]
Using the ABSD Stamp Duty Calculator
While Homejourney provides detailed guidance, the official IRAS myTax portal offers an interactive stamp duty calculator at mytax.iras.gov.sg. Enter your property's purchase price, your buyer category, and whether it's your first or subsequent property. The calculator instantly shows BSD and ABSD breakdowns.
For quick estimates, use the formula for properties under S$1 million: (0.03 × value) – S$5,400. For properties above S$1 million, apply the tiered structure step-by-step as shown in our examples above.[1][3]
When using any calculator, remember that stamp duty is based on purchase price or market value (whichever is higher). If you're unsure of market value, request a professional valuation before finalizing your offer.
Payment Methods and Deadlines
Stamp duty must be paid within 14 days of receiving the Option to Purchase (OTP).[1][2] Payment is made through IRAS e-Stamping, which allows you to pay online securely. Most buyers arrange payment through their conveyancing lawyer, who coordinates with IRAS.
