ABSD Stamp Duty Calculator & Guide 2026: Complete Breakdown for Singapore Buyers
The ABSD Stamp Duty Calculator and Guide for 2026 helps Singapore property buyers accurately compute Additional Buyer's Stamp Duty (ABSD) and Buyer's Stamp Duty (BSD) using official IRAS rates.[1][2] ABSD rates reach up to 65% for certain buyers, making precise calculations essential for budgeting and confident property decisions.[1][2] Homejourney prioritizes transparency by verifying all rates directly from official IRAS sources, ensuring you have trustworthy information when making one of life's biggest financial commitments.[1][2]
Understanding stamp duty is critical because these costs are non-negotiable and payable within 14 days of receiving your Option to Purchase (OTP).[1] Many buyers overlook these expenses during initial budgeting, leading to financial surprises. This guide walks you through calculating both BSD and ABSD, provides real Singapore examples, and explains how your buyer profile affects your total costs.
What Is ABSD and Why It Matters
Additional Buyer's Stamp Duty (ABSD) is an extra tax imposed on top of the standard Buyer's Stamp Duty (BSD) when you purchase residential property in Singapore.[1][2] ABSD applies differently depending on your buyer status—whether you're a Singapore Citizen, Permanent Resident (PR), foreigner, or entity.[1][2]
The key difference: BSD applies to everyone equally (tiered rates on property value), but ABSD rates vary dramatically by buyer profile.[1][2] For example, a Singapore citizen buying their first property pays 0% ABSD, while a foreigner buying the same property pays 60% ABSD.[1][2] This means the foreigner's total stamp duty could exceed S$1 million on a S$2 million property, compared to roughly S$92,200 for the citizen.[1][3]
2026 ABSD Rates by Buyer Profile
Your buyer profile determines your ABSD rate. Here's the complete breakdown for 2026:
Singapore Citizens (SC):[1][2]
- First property: 0% ABSD
- Second property: 17% ABSD
- Third and subsequent properties: 25% ABSD
Singapore Permanent Residents (SPR):[1][2]
- First property: 5% ABSD
- Second property: 25% ABSD
- Third and subsequent properties: 30% ABSD
Foreigners (including Australian citizens, Americans, Chinese nationals, and other non-citizens):[1][2]
- First residential property: 60% ABSD
- Second and subsequent properties: 65% ABSD
Entities (companies, trusts, partnerships):[1][2]
- First property: 25% ABSD
- Second and subsequent properties: 30% ABSD
For foreign buyers specifically—whether you're an Australian citizen or investor from any other country—the 60% ABSD on your first property is a significant cost factor that must be incorporated into your purchase budget from the start.[1][2] This is why accurate calculation using tools like Homejourney's ABSD calculator is essential.
Understanding BSD: The Tiered Stamp Duty
Buyer's Stamp Duty (BSD) applies to all property purchases in Singapore and uses a progressive tiered system based on property value (purchase price or market valuation, whichever is higher).[1][2][3]
The 2026 BSD tiers are:
- 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 BSD formula for properties under S$1 million: (0.03 × property value) – S$5,400.[1][3] For example, an S$800,000 property: (0.03 × 800,000) – 5,400 = S$18,600 BSD.
BSD is calculated on the full property value, not in stages. The tiered rates simply determine what percentage applies to each portion of the total value.[1][2]
Step-by-Step ABSD Stamp Duty Calculation
Follow these five steps to calculate your total stamp duty accurately:
Step 1: Determine Your Property Value
IRAS uses the higher of two values: your purchase price or the property's market valuation.[1][2] If you negotiate a property down to S$1.8 million but IRAS values it at S$2 million, you pay stamp duty on S$2 million. Always check the valuation provided by IRAS; this is the figure used for all calculations.[1][2]
Step 2: Calculate Your Buyer's Stamp Duty (BSD)
Apply the tiered rates to your property value. Example for a S$2 million property:[2][3]
- 1% on first S$180,000 = S$1,800
- 2% on next S$180,000 = S$3,600
- 3% on next S$640,000 = S$19,200
- 4% on next S$500,000 = S$20,000
- 5% on remaining S$500,000 = S$25,000
- Total BSD = S$69,600
Step 3: Identify Your ABSD Rate
Confirm your buyer profile (citizen, PR, foreigner, or entity) and whether this is your first, second, or subsequent property.[1][2] Your profile determines which ABSD percentage applies. For the S$2 million example, a foreigner on their first property would apply 60% ABSD.[1][2]
Step 4: Calculate Your ABSD
Multiply your property value by your ABSD rate. ABSD applies to the full purchase price, not in tiers like BSD.[1][2] For a foreigner on a S$2 million property: S$2,000,000 × 60% = S$1,200,000 ABSD.[1][2]
Step 5: Calculate Total Stamp Duty
Add BSD + ABSD together. For the S$2 million foreigner example: S$69,600 (BSD) + S$1,200,000 (ABSD) = S$1,269,600 total stamp duty.[1][2][3] This must be paid within 14 days of receiving your Option to Purchase (OTP) via IRAS e-Stamping.[1]
Real Singapore Examples: What You'll Actually Pay
Example 1: First-Time Singapore Citizen – HDB Resale (S$800,000)
A Singaporean buying their first HDB flat in Tampines for S$800,000:[1][3]
- BSD: (0.03 × 800,000) – 5,400 = S$18,600
- ABSD: 0% (first-time citizen)
- Total Stamp Duty: S$18,600
This can be paid using CPF funds. First-time citizen buyers enjoy the lowest stamp duty costs in Singapore.
Example 2: Singapore Citizen Upgrading – Condo (S$1.5 Million)
A citizen buying their second property (a condo) for S$1.5 million:[1][2]
- BSD: 1% (S$180K) + 2% (S$180K) + 3% (S$640K) + 4% (S$500K) = S$55,600
- ABSD: S$1,500,000 × 17% = S$255,000
- Total Stamp Duty: S$310,600
Citizens upgrading to a second property face a significant jump due to the 17% ABSD, but this is lower than PR or foreigner rates.
Example 3: Singapore PR – First Property (S$900,000)
A PR purchasing their first residential property for S$900,000:[1][2]
- BSD: 1% (S$180K) + 2% (S$180K) + 3% (S$540K) = S$30,600
- ABSD: S$900,000 × 5% = S$45,000
- Total Stamp Duty: S$75,600
PRs pay a modest 5% ABSD on first properties, significantly lower than foreigners but higher than citizens.
Example 4: Foreign Buyer – First Property (S$1.5 Million)
An Australian citizen or other foreign buyer purchasing a S$1.5 million property:[1][2]
- BSD: S$55,600 (same calculation as above)
- ABSD: S$1,500,000 × 60% = S$900,000
- Total Stamp Duty: S$955,600
This substantial cost must be factored into your total purchase budget. For foreign buyers, stamp duty can represent 60%+ of the property price, making it a critical consideration. See Types of Properties Foreigners Can Buy in Singapore | Homejourney for which properties foreigners can purchase.
Key Considerations for Australian Buyers and Foreign Investors
If you're an Australian citizen or investor from abroad, several factors affect your stamp duty calculation:[1][2]
Property Type Restrictions: Foreigners can only purchase completed private residential properties (not HDB flats, not BTO, not landed houses in certain areas).[1][2] This limits your options and may affect property values you're considering.
The 60% ABSD Impact: At 60% ABSD on first properties, your stamp duty alone could exceed S$600,000 on a S$1 million purchase.[1][2] This is often underestimated by overseas buyers unfamiliar with Singapore's property market. Budget accordingly and factor this into your financing plans. See Financing Options for Foreign Buyers in Singapore 2026 for financing options available to foreign buyers.
Payment Timeline: Stamp duty must be paid within 14 days of receiving your Option to Purchase (OTP).[1] This is a fixed deadline—delays result in penalties. Most foreign buyers arrange funds in advance to meet this requirement.
Market Valuation Risk: If IRAS values a property higher than your purchase price, you pay stamp duty on the higher valuation.[1][2] This can happen in hot markets where properties appreciate quickly. Request the valuation early in your purchase process.
How to Verify Your Calculations
After calculating your stamp duty manually, verify using official IRAS resources:[1][2][4]
- Visit mytax.iras.gov.sg and use their official stamp duty calculator to cross-check your BSD and ABSD figures.
- Confirm your buyer profile status with IRAS if you're uncertain whether you're classified as a foreigner, PR, or citizen for tax purposes.
- Use Homejourney's ABSD calculator tool to input your property details and receive instant calculations verified against current IRAS rates.
- When in doubt, consult a property lawyer or tax advisor to confirm your specific situation, especially if you have complex circumstances (dual citizenship, recent PR status, entity purchases).
Common ABSD Mistakes to Avoid
Mistake 1: Forgetting ABSD Exists Many first-time buyers, especially foreigners, focus only on BSD and are shocked by the ABSD bill. Plan for both from day one.[1][2]
Mistake 2: Using Purchase Price Instead of Valuation If IRAS values your property higher than the agreed price, you pay stamp duty on the higher amount.[1][2] Don't assume your negotiated price is the figure used for calculations.
Mistake 3: Missing the 14-Day Payment Deadline Stamp duty must be paid within 14 days of OTP or penalties apply.[1] Mark this date clearly and arrange funds in advance.
Mistake 4: Miscalculating Your Buyer Status If you're a PR or have recently changed status, confirm with IRAS which category applies to you.[1][2] This directly determines your ABSD rate.
Mistake 5: Not Factoring Stamp Duty into Total Budget Stamp duty is a significant cost that must be included in your total property purchase budget, not treated as an afterthought.[1][2] For foreign buyers, it can represent 60% of the property price.
FAQ: ABSD Stamp Duty Calculator Questions
Q1: What is the ABSD rate for foreigners in 2026?
A: 60% on your first residential property purchase, and 65% on any subsequent properties.[1][2] This applies to all non-citizens, including Australian citizens, Americans, and other foreign nationals.
Q2: Can Singapore citizens avoid the 17% ABSD on a second property?
