Purchasing property, as a reliable way to preserve and increase asset value, has become an essential investment for high-net-worth individuals. However, many governments have imposed controls on the property market, and policy restrictions prevent many from investing even if they want to, leading them to turn their attention to overseas property markets. Besides Europe, America, and Japan, Singapore is also a popular destination for overseas property investment.
Singapore enjoys the reputation of a “Garden City” and is also sought after by middle-class parents as a “paradise for raising children.” Its high-quality education system also attracts a large number of international students. Furthermore, its geographical location is very attractive to Chinese people. Therefore, many Chinese individuals prioritize Singapore when considering investing in overseas real estate.
Singapore allows foreigners to purchase property in the country, but in addition to the property price, an additional buyer’s stamp duty is charged. So, what specific taxes do foreigners need to pay when purchasing property in Singapore, and how are these taxes calculated? Today, as a senior local real estate agent in Singapore, I will explain this in detail.
When purchasing property in Singapore, as a buyer, you will encounter two types of stamp duty: Buyer’s Stamp Duty (BSD) and Additional Buyer’s Stamp Duty (ABSD).
Quick summary (current 2026 rates): Everyone buying property in Singapore pays 1%–6% Buyer’s Stamp Duty (BSD); some buyers also pay Additional Buyer’s Stamp Duty (ABSD) — Singapore Citizens 0% on the first home, Permanent Residents (PRs) 5% on the first, foreigners 60% (on any property), and companies/trusts 65%. Both BSD and ABSD are charged on the higher of the actual price or market value, and must be paid within 14 days of signing the agreement (30 days if signed overseas).
Table of Contents
What is Stamp Duty?
Stamp duty is a tax related to real estate. Regardless of residency status or nationality, when buying property in Singapore, the buyer must pay stamp duty to the Inland Revenue Authority of Singapore (IRAS).
Latest and Popular Residential Units
Unit price from $2,556 psf
District 02 (Chinatown / Tanjong Pagar)
99-year Leasehold
1 to 3 bedroom units and penthouses from $1.548M
- Prime Location: Located in the heart of Singapore’s Central Business District (CBD), close to Tanjong Pagar MRT station and the future Prince Edward MRT station, providing residents with excellent transport convenience.
- Abundant Shopping and Dining Options: Surrounded by multiple shopping centers such as 100 AM, Tanjong Pagar Plaza, and Chinatown Point, offering a wide range of shopping and dining choices.
- Proximity to Schools: Although there are few schools within walking distance, several reputable institutions are nearby, including Cantonment Primary School, Duke-NUS Graduate Medical School, and Global Indian International School.
- High-End Residential Design: The condominium offers a variety of unit types from one-bedroom to five-bedroom, including luxury penthouses, catering to different lifestyle needs. It also features multi-level shared facilities, including garden trails, a yoga deck, a swimming pool, and a sky gym.
- Price: Starting from S$1.548M, it offers a rare opportunity for those seeking a luxurious city lifestyle.
I’m interested, please provide more information
Unit price from $2,195 psf
District 05 (Buona Vista / West Coast / Clementi)
99-year Leasehold
3 to 4 bedroom units from $2.410M
- Luxury Residences and Convenient Amenities: Blossoms By The Park offers a variety of unit types and layouts, from one-bedroom-plus-study (549 sq ft) to four-bedroom penthouses (1550 sq ft), including dual-key units and study options.
- Excellent Location: Located in Singapore’s “Silicon Valley” – one-north, it is just a 3-minute walk from Buona Vista MRT interchange, providing ultimate convenience and connectivity across the island.
- Rich Surrounding Facilities: Close to major shopping malls like The Star Vista and Rochester Mall, as well as Ghim Moh Market and Hawker Centre, offering a plethora of dining and shopping options.
- Proximity to Top Educational Institutions: Near several renowned schools, such as Fairfield Methodist Primary School, Anglo-Chinese Junior College, and the National University of Singapore (NUS), making it an ideal choice for families.
- Comprehensive Condo Facilities: Blossoms By The Park is equipped with a 50-meter lap pool, gym, function room, children’s play area, and more, meeting residents’ lifestyle needs.
- Developer Background: EL Development is a reputable real estate development and investment company in Singapore. Since its establishment in 2007, it has developed over 3,000 residential units.
I’m interested, please provide more information
Buyer’s Stamp Duty: The Higher the Property Price, the Higher the Tax
Whether you are a Singaporean citizen or a foreigner, you must pay Buyer’s Stamp Duty (BSD) when purchasing property in Singapore.
The BSD rate is tiered based on the property’s total price. The table below shows the BSD rates in Singapore (the property price is based on the higher of the actual purchase price or market value):
|
Property Price |
Stamp Duty Rate |
|
Up to S$180,000 |
1% |
|
S$180,001 – S$360,000 |
2% |
|
S$360,001 – S$1,000,000 |
3% |
|
S$1,000,001 – S$1,500,000 |
4% |
|
S$1,500,001 – S$3,000,000 |
5% |
|
Above S$3,000,000 |
6% |
Buyer’s Stamp Duty (BSD) Rate Table
How is it calculated? For example:
- If the total price of the property you are purchasing is S$900,000 (over S$360,000 but not exceeding S$1 million), the BSD you need to pay is = S$900,000 * 3% – S$5,400 = S$21,600;
- If the total price is S$1.4 million (over S$1 million but not exceeding S$1.5 million), the BSD payable is = S$1,400,000 * 4% – S$15,400 = S$40,600;
- If the total price is S$2 million (over S$1.5 million but not exceeding S$3 million), the BSD payable is = S$2,000,000 * 5% – S$30,400 = S$69,600;
- If the total price is S$3.1 million (over S$3 million), the BSD payable is = S$3,100,000 * 6% – S$60,400 = S$125,600
Additional Buyer’s Stamp Duty: Different Statuses, Different Rates
Regardless of status, all buyers are required to pay the corresponding Buyer’s Stamp Duty. However, buyers with specific statuses must also pay the corresponding Additional Buyer’s Stamp Duty (ABSD). Here is the table of ABSD rates in Singapore:
|
Buyer’s Profile |
First Property |
Second Property |
Third and Subsequent Property |
|
Singapore Citizen |
None |
20% |
30% |
|
Singapore Permanent Resident (PR) |
5% |
30% |
35% |
|
Foreigner |
60% |
60% |
60% |
|
Non-individual Buyer |
65% |
65% |
65% |
|
Trustee |
65% |
65% |
65% |
Singapore Additional Buyer’s Stamp Duty (ABSD) Rate Table
As shown in the table above, different individuals pay different ABSD rates when purchasing property:
-
Singapore Citizen
If you are a Singapore Citizen, you do not need to pay any ABSD on your first property purchase in Singapore. For a second property, you will need to pay 20% of the property price as ABSD. For a third and subsequent property, the ABSD is 30% of the property price.
-
Singapore Permanent Resident (PR)
If you hold Singapore Permanent Resident (PR) status, you only need to pay 5% of the property price as ABSD for your first property purchase in Singapore. For a second property, you will need to pay 30% of the property price as ABSD.
-
Foreigners (Overseas Buyers)
Singapore allows foreigners to own property. If you have not yet immigrated to Singapore, you will need to pay 60% of the property price as ABSD for any property purchase.
Additionally, due to Free Trade Agreements (FTAs) signed by Singapore, if you are a citizen or permanent resident of Iceland, Norway, Switzerland, or Liechtenstein, or a citizen of the United States, and you are purchasing property in Singapore under your personal name, you will receive the same treatment as a Singapore Citizen and will only need to pay the Buyer’s Stamp Duty.
If your nationality is not on the FTA list above, you will pay the full 60% ABSD on any property, with no remission. The only legal way to bring the first-property ABSD down to 5% is to first obtain Singapore Permanent Resident (PR) status and then buy as a PR.
-
Non-individual Users
When purchasing property in Singapore under a company name or other non-individual entity, an ABSD of 65% of the property price is payable.
-
Trustee
From May 9, 2022, all transfers of residential property into a living trust will be subject to an Additional Buyer’s Stamp Duty (ABSD) of 65%.
The ABSD must be paid at the time the residential property is transferred into the living trust, but eligible trustees may apply to the Inland Revenue Authority of Singapore (IRAS) for a refund.
The three conditions for applying for a refund are:
1) All beneficial owners are identifiable individuals;
2) The beneficial owners hold the ownership of the residential property at the time it is transferred into the living trust;
3) The beneficial ownership cannot be further divided or reverted, or must fulfill subsequent conditions.
When to Pay Buyer’s Stamp Duty?
The payment timeline for Buyer’s Stamp Duty is mainly divided into two scenarios:
- If the sale and purchase agreement or option to purchase is signed within Singapore, you must complete the payment within 14 days from the date of signing the agreement;
- If the sale and purchase agreement or option to purchase is signed overseas, you need to complete the payment within 30 days from the date the agreement is signed.
How to Pay Buyer’s Stamp Duty? Can CPF Be Used?
-
- If you are an overseas buyer, you need to pay the Buyer’s Stamp Duty in full, and you cannot take a loan for it. However, various online payment methods are supported for paying the stamp duty.
- If you are a Singapore Citizen or Permanent Resident, you can use your Central Provident Fund (CPF) account to pay the Buyer’s Stamp Duty, subject to certain rules. For example:
- Only funds from your CPF Ordinary Account (OA) can be used to pay the Buyer’s Stamp Duty;
- If it is your second property and you used CPF for the first property, the combined balance in your CPF Special Account and Ordinary Account must exceed the current Basic Retirement Sum before you can use the remaining OA funds to pay the stamp duty;
- If you are buying a completed property (including resale), you must pay the stamp duty in cash first and then apply for reimbursement from your CPF; if you are buying a property under construction, you may pay the stamp duty directly from your CPF Ordinary Account, provided the CPF charge can be lodged within the 14-day payment window. Both BSD and ABSD are eligible for CPF (OA) payment or reimbursement. Foreigners have no CPF and must pay entirely in cash.
If a Married Couple Buys a Property Jointly, Can They Be Exempt from ABSD?
The situation for married couples buying a property jointly is quite complex and primarily depends on the status of both spouses.
If one spouse is a Singapore Citizen and they are buying their first property, it is treated as a Singapore Citizen’s first property purchase, and they are exempt from paying ABSD.
If both spouses are Singapore Permanent Residents (PRs) and it is their first property, they will need to pay an ABSD of 5%.
If one spouse is a Singapore Permanent Resident and the other is a foreigner, and it is their first property, they will need to pay an ABSD of 60%.
Do You Pay Taxes When Selling Property in Singapore?
Only sellers who sell a residential property within four years of purchase are required to pay Seller’s Stamp Duty (SSD). The following are the current rates effective 4 July 2025, ranging from 4% to 16% (charged on the higher of the selling price or market value).
The four-year holding period is calculated from the date you purchased the property. Below is the table of Seller’s Stamp Duty rates in Singapore:
|
Holding Period |
Stamp Duty Rate |
|
Up to 1 year |
16% |
|
More than 1 year up to 2 years |
12% |
|
More than 2 years up to 3 years |
8% |
|
More than 3 years up to 4 years |
4% |
|
More than 4 years |
Not applicable |
Seller’s Stamp Duty (SSD) Rate Table
If a Property is Rented Out, Who Pays the Stamp Duty?
In Singapore, stamp duty is not only payable upon purchasing a property but also when renting one out. However, landlords need not worry, as the Singapore government explicitly states that the rental stamp duty is to be paid by the tenant.
Frequently Asked Questions (FAQ)
How much stamp duty does a foreigner pay when buying property in Singapore?
A foreigner pays 1%–6% Buyer’s Stamp Duty (BSD) plus 60% Additional Buyer’s Stamp Duty (ABSD) on any property. For example, on a S$2 million home: BSD ≈ S$69,600 and ABSD S$1,200,000.
How is Singapore’s Buyer’s Stamp Duty (BSD) calculated?
It is tiered: 1% on the first S$180k, 2% on the next S$180k, 3% on the next S$640k, 4% on the next S$500k, 5% on the next S$1.5M, and 6% on the remainder — based on the higher of the price or market value.
How much ABSD does a Singapore PR pay?
A PR pays 5% ABSD on the first property, 30% on the second, and 35% on the third and subsequent — plus 1%–6% BSD.
When must stamp duty be paid?
Within 14 days of signing the agreement in Singapore, or within 30 days if signed overseas.
Can CPF be used to pay stamp duty?
Yes. Citizens and PRs may use their CPF Ordinary Account to pay or be reimbursed for both BSD and ABSD. For completed/resale property you pay cash first then claim reimbursement; for property under construction you may pay directly from CPF if the CPF charge is lodged within 14 days. Foreigners have no CPF and must pay in cash.
Can a married couple be exempt from ABSD?
If at least one spouse is a Singapore Citizen, they buy their first home jointly, and neither owns other residential property, they may apply for full ABSD remission. Two PRs pay 5% on the first home; a PR–foreigner couple does not qualify and pays 60%.
Summary
Singapore’s buyer’s stamp duty rates are generally determined by the buyer’s status and the value of the property. More expensive properties naturally incur higher taxes, a measure that also protects local residents.
However, as one of the few developed countries that allow foreigners to purchase property, Singapore’s real estate market remains highly attractive to high-net-worth individuals considering overseas property investments.
If you decide to purchase property in Singapore, feel free to contact us! Anjia SG’s professional real estate experts will provide you with impartial and tailored solutions!
Official sources:
- IRAS — Additional Buyer’s Stamp Duty (ABSD): iras.gov.sg
- IRAS — Buyer’s Stamp Duty (BSD): iras.gov.sg
- IRAS — Seller’s Stamp Duty (SSD) for Residential Property: iras.gov.sg
- CPF Board — property-related fees payable with CPF: cpf.gov.sg
For further enquiries, please get in touch:
WeChat: sgleokwek
Telegram: sgleokwek
WhatsApp: Message us
