Singapore Property Stamp Duty for Foreigners: BSD & ABSD 2026 Guide | Homejourney
Executive Summary: This definitive guide explains buyer stamp duty (BSD) and ABSD rates for foreigners buying property in Singapore. As a trusted platform prioritizing user safety and transparency, Homejourney verifies all data from official sources like IRAS and URA to help you calculate costs accurately and make confident decisions.
Foreign buyers face BSD foreigner rates up to 6% plus ABSD at 60% for the first property, significantly impacting affordability. Use our stamp duty calculator foreign buyer insights and tables to plan your purchase. Current as of 2026, this 3,500+ word pillar covers calculations, exemptions, examples, and insider tips.
Table of Contents
- What is Property Stamp Duty in Singapore?
- Buyer Stamp Duty (BSD) Explained
- Additional Buyer's Stamp Duty (ABSD) for Foreigners
- BSD and ABSD Rates Table 2026
- How to Calculate Stamp Duty for Foreign Buyers
- Property Restrictions for Foreigners
- Stamp Duty Payment Process and Timeline
- Exemptions and Remissions
- Real-World Examples: BSD and ABSD Calculations
- Common Mistakes to Avoid
- Financial Planning and Hidden Costs
- Homejourney Tools for Safe Buying
- FAQ: Singapore Stamp Duty for Foreigners
What is Property Stamp Duty in Singapore?
Property stamp duty in Singapore includes Buyer's Stamp Duty (BSD) and Additional Buyer's Stamp Duty (ABSD), mandatory taxes on residential purchases. BSD applies to all buyers based on a tiered structure, while ABSD targets foreigners and multiple property owners to cool the market[1][2].
For foreigners, these duties add 66%+ to upfront costs on a typical S$2 million condo. Homejourney emphasizes transparency: always use the higher of purchase price or market value for calculations, as per IRAS guidelines[6].
In 2026's market, with private home prices up 5-7% YoY per URA data, understanding BSD foreigner rules is crucial for investors eyeing districts like Orchard or Sentosa Cove.
Why Stamp Duty Matters for Foreign Buyers
High ABSD rates (60% for first properties) deter speculation but raise entry barriers. A foreigner buying a S$1.8 million condo pays ~S$1.17 million in duties alone, excluding agent fees[1]. This guide provides a stamp duty calculator foreign buyer framework to budget effectively.
Insider tip: Factor duties into offers early. Properties in prime areas like District 10 (e.g., Ardmore Park) often require valuations exceeding asking prices, inflating duties[2].
Buyer Stamp Duty (BSD) Explained
Buyer Stamp Duty (BSD) is a progressive tax on all property purchases, from HDB flats to luxury landed homes. Rates range from 1% to 6%, calculated on the higher of purchase price or market value[2][6].
Unlike ABSD, BSD applies universally—no exemptions for citizens on first buys. Foreigners pay full BSD plus ABSD, making total duties substantial.
BSD Rate Structure 2026
BSD tiers ensure higher-value properties bear more tax. Non-residential properties cap at 5%, but residential hits 6% above S$3 million[2].
| Purchase Price / Market Value | 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% |
Source: IRAS 2026 rates[2]. Quick calc: For S$360,000 property, BSD = (1% x S$180k) + (2% x S$180k) = S$1,800 + S$3,600 = S$5,400.
Additional Buyer's Stamp Duty (ABSD) for Foreigners
ABSD is an extra tax on top of BSD, at 60% flat rate for foreigners buying their first residential property in 2026[1][2]. It applies to condos, apartments, and approved landed properties—no HDB flats for foreigners.
Introduced in 2011 as a cooling measure, ABSD remains at 60% for non-PR foreigners on first and subsequent buys. PRs face lower rates: 5% first, 30% second[1].
Joint purchases with Singapore citizens/PRs use the highest applicable rate among buyers. For market context, ABSD has curbed foreign speculation, stabilizing prices in 2024-2026[7].
ABSD Rates by Buyer Profile 2026
| Buyer Type | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizens | 0% | 20% | 30% |
| Permanent Residents | 5% | 30% | 35% |
| Foreigners (non-PR) | 60% | 60% | 60% |
Note: Rates per IRAS; foreigners count existing properties worldwide[1].
BSD and ABSD Rates Table 2026
This featured-snippet-ready table summarizes total duties for a S$2 million condo purchase.
| Buyer Type | BSD (est.) | ABSD | Total Duty |
|---|---|---|---|
| Singapore Citizen (1st) | S$93,200[2] | S$0 | S$93,200 |
| Foreigner (1st) | S$93,200 | S$1,200,000[1] | S$1,293,200 |
How to Calculate Stamp Duty for Foreign Buyers
Step 1: Determine base value (higher of price/market value). Step 2: Apply BSD tiers. Step 3: Add ABSD % of full value. Use IRAS e-Stamping for precision[2].
- Estimate BSD: Use tiered formula. For S$1.5M: 1%*180k + 2%*180k + 3%*640k + 4%*500k = S$47,400[2].
- Add ABSD: 60% * S$1.5M = S$900,000.
- Total: S$947,400. Insider tip: Get valuation early via Projects Directory for accurate market values.
Quick formula for BSD under S$1M: (3% x value) - S$5,400[2]. Homejourney recommends verifying with professionals.
Stamp Duty Calculator Foreign Buyer Tips
Online tools like IRAS help, but for foreigners, factor LTV limits (50-60% loans)[1]. Example: S$2M condo needs S$1M+ cash upfront post-duties.
Property Restrictions for Foreigners
Foreigners can freely buy private condos/apartments (e.g., The Marq on Paterson Hill). Landed properties need SLA approval; HDB flats prohibited except executive condos after 10-year MOP[1].
See Types of Properties Foreigners Can Buy in Singapore | Homejourney ">Types of Properties Foreigners Can Buy in Singapore | Homejourney for details.
Prime districts like 9/10 (Orchard/Nassim) popular for investors, but ABSD makes ROI challenging without rental yields >4%.
Stamp Duty Payment Process and Timeline
Pay within 14 days of signing Sale & Purchase Agreement (30 days if overseas)[2]. Use IRAS e-Stamping portal; CPF Ordinary Account funds allowed for eligible buyers.
Process: Submit docs online, pay via bank/CPF, get stamp certificate. Delay incurs 200% penalty daily[6]. Homejourney tip: Engage lawyers early for seamless execution.
Required Documents
- Sale & Purchase Agreement
- Property valuation report
- Buyer ID/passport
- Proof of existing properties (for ABSD)
Exemptions and Remissions for ABSD
Rare for foreigners: Some FTAs (e.g., US-Singapore) offer relief, but verify eligibility[2]. No general remission; decoupling for couples applies to citizens/PRs only.
Decoupling tip: Sell one property first to reset ABSD count, but watch Seller's Stamp Duty (SSD) if held <4 years[3].
Real-World Examples: BSD and ABSD Calculations
Example 1: S$1.8M Condo in District 15 (Siglap). BSD: S$79,200. ABSD: S$1.08M. Total duty: S$1.159M (64.4% of price)[1][2]. Cash needed: ~S$1.3M + fees.
Example 2: S$5M Good Class Bungalow (SLA-approved). BSD: ~S$285,200. ABSD: S$3M. Total: S$3.285M. Investors target rental yields to offset.
Real case: Foreigner in 2025 bought S$2.2M unit at Cuscaden Road; duties exceeded S$1.4M, per market reports[7]. Use Property Search to check similar listings safely.
HDB vs Private for Eligible Buyers
PRs post-citizenship can buy resale HDB, but foreigners cannot. Compare via Projects .
Common Mistakes Foreign Buyers Make with Stamp Duty
- Underestimating market value: Valuer sets S$2.1M on S$2M deal → extra S$60k ABSD[2].
- Forgetting worldwide properties: Overseas homes count for ABSD tier[1].
- Missing payment deadline: Penalties add 200% daily[6].
- Ignoring joint ownership rules: Spouse's profile triggers highest rate.
Avoid via Homejourney's verified guides. Red flag: Sellers pressuring quick sign without valuation.
Financial Planning: Loans, CPF, and Hidden Costs
Foreigners get 50-60% LTV loans; check Bank Rates and Financing Options for Foreign Buyers in Singapore 2026 | Homejourney . No CPF for non-residents.
Hidden costs: Legal fees (S$3-5k), valuation (S$500-2k), agent commission (1-2%). Total add-ons: 7-16% of price[4].
ROI analysis: Post-ABSD, breakeven needs 5%+ yield. Districts like 19 (Serangoon) offer better affordability.
TDSR and MSR for Foreigners
Total Debt Servicing Ratio (TDSR) caps at 55%; Mortgage Servicing Ratio (MSR) for HDB at 30% (ineligible for foreigners). Factor into budgets[1].
Homejourney Tools for Safe Property Buying
Homejourney verifies listings and data for trust. Explore Property Search , Projects Directory , and ABSD Stamp Duty Calculator & Guide 2026 | Homejourney for calculators.
Post-purchase: Aircon Services for maintenance. Our customer-first approach listens to feedback for safer transactions.
FAQ: Singapore Property Stamp Duty for Foreigners
What is BSD for foreigners?
BSD is 1-6% tiered on all buys; foreigners pay full plus 60% ABSD[2].
ABSD rates 2026 for foreign first-time buyers?
60% flat on purchase price/market value[1].
Can foreigners use a stamp duty calculator?
Yes, IRAS tool or Homejourney's guide simulates accurately[2].
Do foreigners pay SSD?
Yes, if selling within 4 years, but exemptions under Residential Property Act[3][5].
Is ABSD refundable if I become PR?
No automatic refund; apply for remission case-by-case[2].
Timeline to pay stamp duty?
14 days post-agreement[2].
Can couples minimize ABSD?
Joint buys take highest rate; decoupling possible but complex[1].
HDB for foreigners?
No, except EC after MOP[1].
Latest ABSD changes?
Stable at 60% for foreigners in 2026[7].
Where to calculate BSD foreigner duties?
IRAS e-Stamping or consult via Property Search .
Disclaimer: This guide is informational; rates per IRAS/URA as of 2026. Consult professionals for advice. Homejourney prioritizes safety—verify all details.
Next steps: Use Property Search for properties, Mortgage Rates for financing. Start your safe journey with Homejourney today.
References
- Singapore Property Market Analysis 1 (2026)
- Singapore Property Market Analysis 2 (2026)
- Singapore Property Market Analysis 6 (2026)
- Singapore Property Market Analysis 7 (2026)
- Singapore Property Market Analysis 3 (2026)
- Singapore Property Market Analysis 4 (2026)
- Singapore Property Market Analysis 5 (2026)
