An ABSD Stamp Duty Calculator and Guide is one of the most critical tools you'll use when buying property in Singapore – yet many buyers skip this step and face unexpected costs that derail their financing or derail transactions entirely. For foreigners, investors, and Singaporeans buying second properties, Additional Buyer's Stamp Duty (ABSD) can easily add six figures to your upfront costs. Understanding how to calculate it correctly, and how to use a calculator safely, is non-negotiable.
This cluster guide builds on Homejourney's comprehensive pillar content: Singapore ABSD Rates by Nationality 2025: Definitive Homejourney Guide. Here, we focus on the tactical side – exactly how to calculate ABSD and Buyer's Stamp Duty (BSD) step-by-step, which calculators are trustworthy, and what to verify before you exercise an Option to Purchase (OTP).
What is ABSD and Why Calculator Accuracy Matters Right Now
Additional Buyer's Stamp Duty (ABSD) is a tax on top of standard Buyer's Stamp Duty, applied to residential property purchases in Singapore. Since the April 2023 cooling measures, ABSD rates have been significantly higher – especially for foreigners and multiple-property owners.
Your ABSD liability depends on three factors: your residency status (Singapore Citizen, PR, or foreigner), how many residential properties you already own in Singapore, and whether you qualify for specific remissions (such as married couples). A miscalculation at the OTP stage can mean the difference between a smooth transaction and a failed one.
As of 2025, these rates remain in force:
- Singapore Citizens (SC): 0% on first property, 20% on second, 30% on third and subsequent
- Singapore PRs (SPR): 5% on first property, 30% on second, 35% on third and subsequent
- Foreigners: 60% on any residential property
For a S$1.5 million property, a foreigner faces S$900,000 in ABSD alone – before BSD, legal fees, or agent commissions. That's why Homejourney prioritises transparent, verified calculation tools that help you plan with confidence.
Step-by-Step: How to Calculate BSD and ABSD Correctly
Step 1: Confirm Your Residency Status
Before running any calculator, verify your exact status with IRAS (Inland Revenue Authority of Singapore). Singaporeans and PRs are treated differently – and if you're a PR, your first property ABSD rate (5%) differs from subsequent purchases (30%+). Foreigners face a flat 60% regardless of property count.
If you're unsure whether you're classified as a foreigner or PR for tax purposes, contact IRAS directly or consult a tax advisor. Homejourney recommends this verification step before committing to any property search or OTP.
Step 2: Input the Property Price – Use the Higher of Purchase Price or Market Value
Stamp duty is calculated on the higher of the agreed purchase price or the market value as assessed by IRAS. This is critical. For new launches in areas like Lentor or Tengah, the OTP price is typically used. For resale condos near MRTs such as Queenstown or Kovan, IRAS may assess a higher valuation if comparable properties support it.
To be safe when using an ABSD calculator:
- Input the agreed purchase price first to estimate BSD and ABSD
- If your agent or valuer expects a higher market valuation, run a second scenario using that figure
- Compare both outputs to understand your worst-case scenario
This dual-scenario approach, which Homejourney recommends, prevents surprises at the stamp duty payment stage.
Step 3: Review BSD and ABSD Outputs Separately
A trustworthy calculator will show three distinct outputs:
- Buyer's Stamp Duty (BSD): Calculated using tiered marginal rates on the property price
- Additional Buyer's Stamp Duty (ABSD): A single percentage applied to the full property price (based on your status and property count)
- Total Stamp Duty Payable: BSD + ABSD combined
Let's work through a real example. A Singapore citizen buying a S$1,500,000 condo in Pasir Panjang as a second property would pay:
- BSD: 1% of S$180,000 (S$1,800) + 2% of S$180,000 (S$3,600) + 3% of S$640,000 (S$19,200) + 4% of S$500,000 (S$20,000) = S$44,600
- ABSD: 20% of S$1,500,000 = S$300,000
- Total: S$344,600
This total must be paid before completion. Knowing this figure upfront allows you to verify your financing with your bank – check our page to compare current mortgage rates and confirm your loan approval can cover this cost.
Which ABSD Calculators Can You Trust?
Homejourney has verified several reliable calculators used by Singapore property professionals. All are updated with 2025 rates and use the correct marginal BSD tiers (effective from 15 February 2023):
- IRAS myTax Portal Stamp Duty Calculator: The official government tool – always accurate and the gold standard for verification
- 99.co Stamp Duty Calculator: User-friendly, regularly updated, trusted by agents and buyers
- PropertyGuru Stamp Duty Calculator: Clear interface, includes scenario comparisons
- Mortgage Master and HousingLoanSG calculators: Both include BSD, ABSD, and SSD (Seller's Stamp Duty) in one tool
Homejourney's recommendation: Always verify your result using the official IRAS calculator, then cross-check with one commercial tool. If the figures differ, contact IRAS or your conveyancer before proceeding.
Common ABSD Calculator Mistakes – And How to Avoid Them
Mistake 1: Forgetting to Account for Property Count
Many buyers forget they already own a property overseas or hold a HDB flat. If you're a Singapore citizen selling your HDB and buying a private condo, that condo is your first private property – ABSD is 0%. But if you're keeping the HDB and buying a private condo as an investment, it's your second property – ABSD jumps to 20%. Always count all residential properties you own globally.
Mistake 2: Using the Agreed Price When Market Value is Higher
IRAS can reassess property value. If you agree to buy a Queenstown condo for S$1.2 million but comparable sales suggest S$1.35 million, IRAS may use S$1.35 million for stamp duty. Always ask your conveyancer or agent whether a valuation is likely – and if so, run the calculator using the higher figure.
Mistake 3: Ignoring Remissions and Exemptions
Married couples buying jointly may qualify for ABSD remissions on their first joint property. Some buyer groups (such as first-time HDB upgraders) have specific relief provisions. Homejourney recommends consulting your conveyancer early to check whether you qualify – this can save tens of thousands.
ABSD for Foreign Buyers – What Changes in 2025
If you're a foreigner buying property in Singapore, your ABSD rate is a flat 60% on any residential property – whether it's your first or fifth. This doubled from 30% in April 2023 and remains unchanged in 2025.
For Chinese nationals, Malaysian citizens, and other foreign buyers, this is a major cost. A S$1.5 million property incurs S$900,000 in ABSD. However, there are legal strategies to reduce this burden. Our related guide, How Chinese Nationals Can Legally Reduce ABSD in Singapore | Homejourney 2025 Guide
