Property · IRAS data
ABSD rates 2026: every buyer, what you pay, and every change since 2011
IRAS’s additional buyer’s stamp duty rates for citizens, permanent residents, foreigners, companies and trusts, in dollars at your price; which rate is yours; the remissions and refunds you may get; married couples of every mix; and every change since 2011 with the reason the government gave.
ABSD today, on the whole price
| Buyer | 1st home | 2nd | 3rd+ |
|---|---|---|---|
| Citizen | 0% | 20% | 30% |
| Permanent resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
Companies and trusts pay 65%, housing developers 40%. Plus buyer’s stamp duty, which everyone pays.
IRAS, rates on or after 27 Apr 2023. IRAS’s ABSD page
Last change: 27 Apr 2023
- Foreigners 30% → 60%
- Citizen, 2nd home 17% → 20%
- Permanent resident, 2nd home 25% → 30%
- Companies and trusts 35% → 65%
Unchanged for 1,278 days. Announced 26 Apr 2023 and in force the next day, as every rate announcement since 2011 has been.
When to pay: BSD and ABSD within 14 days of signing (30 days after it reaches Singapore, if signed overseas), in full: IRAS does not allow instalments. IRAS: when and how to pay
ABSD rates today, for every buyer
Additional buyer’s stamp duty (ABSD) is charged on top of buyer’s stamp duty (BSD) when you buy a home in Singapore. The rate depends on who you are on the day you sign and how many homes in Singapore you already own. Put in a price to see every rate in dollars.
Or its market value, if higher. Every amount on this page follows it.
At $1,500,000, buyer’s stamp duty is $44,600 for every buyer. ABSD on top:
| Buyer | 1st home | 2nd home | 3rd home or more |
|---|---|---|---|
| Singapore citizen | 0%No ABSD$44,600 with BSD | 20%$300,000$344,600 with BSD | 30%$450,000$494,600 with BSD |
| Permanent resident | 5%$75,000$119,600 with BSD | 30%$450,000$494,600 with BSD | 35%$525,000$569,600 with BSD |
| Foreigner | 60%$900,000$944,600 with BSD | ||
| US national; Swiss, Norwegian, Icelandic or Liechtenstein national or PRSame as a citizen, under Singapore’s free trade agreements. | 0%No ABSD$44,600 with BSD | 20%$300,000$344,600 with BSD | 30%$450,000$494,600 with BSD |
| Company or other entityIncludes partnerships, unincorporated associations and trustees of investment funds. | 65%$975,000$1,019,600 with BSD | ||
| Housing developer35% can be remitted if the developer meets IRAS’s conditions; 5% is never remitted. | 40%$600,000$644,600 with BSD | ||
| Trustee (home held on trust)ABSD (Trust), paid up front. A trust for named individuals only can claim back the difference to the highest rate among them. | 65%$975,000$1,019,600 with BSD | ||
IRAS’s rates on or after 27 Apr 2023, on the price or market value, whichever is higher, rounded down to the dollar. “Home” means residential property in Singapore, counting any share of one, HDB flats included. IRAS’s ABSD page
Which rate is mine?
Tell us who is buying and what they own. Buying with someone else, you pay the highest rate between you on the whole price, so the answer follows the buyer with the highest rate.
Can you pay less? Remissions and refunds
IRAS lets some buyers off ABSD, up front or as a refund later, if every condition is met. Pick the one closest to you and tick what is true.
Tick each one that is true:
0 of 3 ticked.
What you get: Full remission: no ABSD to pay. Buyer’s stamp duty is still due.
How: Claim it when stamping, in myTax Portal (your lawyer can apply for it), instead of paying the ABSD.
Tick each one that is true:
0 of 6 ticked.
What you get: You pay the ABSD now (20% for a citizen couple’s second home) and get it all back.
How: Since 2 Jul 2023 IRAS refunds it by itself within 6 weeks of the sale’s stamping. Otherwise apply in myTax Portal within 6 months of the sale. IRAS gives no extensions.
- Sign 26 Oct 2026
- Pay IRAS by 9 Nov 2026
- Sell your first home by 26 Apr 2027
Tick each one that is true:
0 of 6 ticked.
What you get: You pay the ABSD now (20%) and get it back.
How: Apply in myTax Portal within 6 months of the sale; the refund goes to whoever paid the duty.
- Sign 26 Oct 2026
- Pay IRAS by 9 Nov 2026
- Sell your first home by 26 Apr 2027
Tick each one that is true:
0 of 1 ticked.
What you get: You pay as a citizen does: no ABSD on a first home, 20% on a second, 30% after that.
How: Stamp in myTax Portal to get the remission certificate.
Tick each one that is true:
0 of 1 ticked.
What you get: Full remission, given by itself once HDB approves the purchase. A permanent resident buying an HDB flat pays 5% instead.
How: Nothing to apply for: IRAS remits it once HDB approves the purchase.
Tick each one that is true:
0 of 3 ticked.
What you get: A citizen whose only home is this one pays no ABSD on the extra share. Otherwise part of it is remitted: a citizen owning two pays 20% instead of 30%. IRAS’s table
How: Stamp in myTax Portal to get the remission certificate. Buyer’s stamp duty is still due on the share.
Tick each one that is true:
0 of 2 ticked.
What you get: You pay 65% up front and get back the difference to the highest rate among the beneficiaries.
How: Apply in myTax Portal (desktop only) with the trust instrument and the option or agreement.
A guide to IRAS’s conditions, not a ruling: IRAS decides each case. Other remissions (aborted sales, divorce, developers, charities and more) are on IRAS’s list.
Married couples, every mix
A married couple buying together pays the higher of their two rates on the whole price. If one of them is a citizen and they buy in their two names only, IRAS remits it in full when neither owns a home, and refunds it when each owns one at most and they sell the first within 6 months.
| Homes they own now | Both citizens | Citizen + permanent resident | Citizen + foreigner | Permanent resident + foreigner |
|---|---|---|---|---|
| Neither owns a home | 0% | 0%5% remitted in full | 0%60% remitted in full | 60% |
| Spouse 1 owns one | 20%refunded if the first home sells within 6 months | 20%refunded if the first home sells within 6 months | 60%refunded if the first home sells within 6 months | 60% |
| Spouse 2 owns one | 20%refunded if the first home sells within 6 months | 30%refunded if the first home sells within 6 months | 60%refunded if the first home sells within 6 months | 60% |
| Each owns one, or they co-own one | 20%refunded if the first home sells within 6 months | 30%refunded if the first home sells within 6 months | 60%refunded if the first home sells within 6 months | 60% |
| Spouse 1 owns two | 30% | 30% | 60% | 60% |
| They co-own two | 30% | 35% | 60% | 60% |
A married couple buying together in their two names, rates on or after 27 Apr 2023. “Co-own” counts as one home each. Worked out by our stamp duty calculator, which matches 23 of 23 rows of IRAS’s married-couple tables (PDF). A permanent resident and foreigner couple gets no remission: it needs a citizen spouse.
Which property gets ABSD, and what counts as a home
ABSD applies only to residential property. IRAS’s rules on what is residential, and on what counts towards the number of homes you own:
- Every home in Singapore you own any share of counts as one. Owning a house with your spouse and 20% of a flat with your sibling is two homes. A home you have signed to buy counts from the day you accept; one you have sold stops counting once the buyer exercises the option.
- Gifts and inheritance count, as do homes held on trust for you as a named beneficiary.
- Homes abroad don’t count. Neither do homes gazetted for compulsory acquisition.
- HDB shops with living quarters and shophouses with a residential part count as homes. On an HDB shop with living quarters, ABSD is charged only on the value of the living quarters.
- A strata shop unit allowed to be used as a shop for more than 10 years (a Written Permission under the Planning Act) pays no ABSD.
- Land zoned residential is residential, even if you plan to build something else, and so is a mixed-use development on it. A house used for a while as a childcare centre is still residential.
From IRAS’s ABSD page and its questions and answers.
Buying out a co-owner
Buying more of a home you already part-own counts as buying another home. IRAS remits part of the ABSD in three cases:
| Before buying the extra share, you are a | ABSD | Remitted | You pay |
|---|---|---|---|
| Citizen who owns two homes | 30% | 10% | 20% |
| Permanent resident who owns one home | 30% | 25% | 5% |
| Permanent resident who owns two homes | 35% | 5% | 30% |
IRAS’s table, instruments on or after 27 Apr 2023. A citizen whose only home is the one they part-own pays no ABSD on the co-owner’s share, only buyer’s stamp duty (IRAS’s example: a citizen taking over their mother’s 80%). With other joint buyers, the highest rate after remission applies. IRAS’s page
Common mistakes about ABSD
- “My flat in Johor counts.” No: only homes in Singapore count. A citizen who owns a house in Malaysia and none here pays no ABSD on a first home in Singapore.
- “A half share isn’t a whole home.” It is: any share, however small, counts as one home.
- “I’ll be a citizen by completion, so I pay the citizen rate.” The rate follows who you are on the day you sign. If ICA gave you in-principle approval before you bought, you can appeal to IRAS, which decides case by case; approval after the purchase doesn’t help.
- “I can pay ABSD later, or in instalments.” No: BSD and ABSD are due in full within 14 days of signing. Paying late or short counts as not stamping, and penalties apply.
- “Two units in one contract are one purchase.” Each unit counts separately. A citizen who owns no home and buys two in one contract can choose which unit bears the ABSD.
- “My spouse is a PR, so we pay 5% on our first home.” Not if you are a citizen: a married couple with a citizen, neither owning a home, buying together in their two names, can claim full remission.
- “The seller can date the option earlier.” Backdating to dodge a higher rate is an offence under section 62 of the Stamp Duties Act: a fine of up to $10,000, up to 3 years in prison, or both. For a contrived arrangement to avoid ABSD, IRAS claws back the duty with a 50% surcharge.
Each from IRAS’s ABSD page.
ABSD since 2011: every change and why
Foreigners, any home Citizen, second home
Tap or hover on the chart to read a value.
ABSD began on 8 Dec 2011 at 10% for foreigners and companies and 3% for some residents’ extra homes. It has been raised 4 times since; it has never been cut. A foreigner now pays 60%, 6 times the first rate; a citizen’s second home, free of ABSD until 2013, pays 20%. The longest stretch without a change ran 12 Jan 2013 to 5 Jul 2018, about 5.5 years. Each of the five announcements took effect the next day, so only buyers already holding an option kept the old rates.
Every change, and the reason given
27 April 2023 Announced 26 Apr 2023 · in force 27 Apr 2023, the next day
Rates raised for every buyer except citizens’ and permanent residents’ first homes: foreigners from 30% to 60%, entities and trusts from 35% to 65%.
“…in 1Q2023, property prices showed renewed signs of acceleration amid resilient demand.”
The government said the rises would affect about 10% of residential property transactions, based on 2022 data.
If you had an option already: Old rates kept for an option granted on or before 26 April 2023, exercised by 17 May 2023 (or within its validity, if earlier) and not varied.
Ministry of Finance, Ministry of National Development and Monetary Authority of Singapore. The press release
9 May 2022 For instruments from 9 May 2022
ABSD (Trust) of 35% brought in for homes transferred to a trustee to hold on trust, refundable where the trust is for identifiable individuals only.
IRAS. IRAS’s ABSD page
16 December 2021 Announced 15 Dec 2021 · in force 16 Dec 2021, the next day
Rates raised for every buyer except citizens’ and permanent residents’ first homes: a citizen’s second home from 12% to 17%, foreigners from 20% to 30%, entities from 25% to 35%.
“Private housing prices have risen by about 9% since 1Q2020.”
HDB resale flat prices had risen about 15% over the same time, the release said. The same package tightened the TDSR threshold from 60% to 55% and HDB’s loan limit from 90% to 85%.
If you had an option already: Old rates kept for an option granted on or before 15 December 2021, exercised by 5 January 2022 (or within its validity, if earlier) and not varied.
Ministry of Finance, Ministry of National Development and Monetary Authority of Singapore. The press release
6 July 2018 Announced 5 Jul 2018 · in force 6 Jul 2018, the next day
Rates raised by 5 points for individuals (except first homes) and 10 points for entities, with a further 5% for housing developers that is never remitted.
“Prices have increased sharply by 9.1% over the past year.”
The same package tightened loan-to-value limits.
If you had an option already: Old rates kept for an option granted on or before 5 July 2018, exercised by 26 July 2018 (or within its validity, if earlier) and not varied.
Ministry of Finance, Ministry of National Development and Monetary Authority of Singapore. The press release
12 January 2013 Announced 11 Jan 2013 · in force 12 Jan 2013, the next day
Rates raised by 5 to 7 points, and ABSD charged for the first time on a citizen’s second home (7%) and a permanent resident’s first (5%). A refund began for married couples with a citizen who buy a second home and sell the first within 6 months.
“While these measures have dampened speculative buying, the demand for residential property remains firm and prices have continued to rise.”
The government called the new duties “temporary”, to be reviewed depending on market conditions.
If you had an option already: Old rates kept, on application to IRAS, for an option granted on or before 11 January 2013 and exercised by 1 February 2013 without extension.
Ministry of Finance, Ministry of National Development, Monetary Authority of Singapore and Ministry of Trade and Industry. The press release
8 December 2011 Announced 7 Dec 2011, 7.40pm · in force 8 Dec 2011, the next day
ABSD introduced: 10% for foreigners and entities on any home, 3% for a permanent resident’s second home and a citizen’s third.
“Excessive investment demand will however make the property cycle more volatile, and thus increase the risks to our economy and banking system.”
Foreigners made 19% of private home purchases in 2H2011, up from 7% in 1H2009, the release said. Citizens’ first and second homes, and HDB flats, were left out.
If you had an option already: Old rules kept for an option granted on or before 7 December 2011 and exercised by 28 December 2011 (or within its validity, if earlier).
Ministry of Finance and Ministry of National Development. The press release
The same purchase in every period
ABSD on the same $1,500,000 home in each period:
| Signed | Citizen, 2nd home | Citizen, 3rd+ | PR, 1st home | PR, 2nd home | Foreigner | Company |
|---|---|---|---|---|---|---|
| 27 Apr 2023 on | $300,000 | $450,000 | $75,000 | $450,000 | $900,000 | $975,000 |
| 16 Dec 2021 to 26 Apr 2023 | $255,000 | $375,000 | $75,000 | $375,000 | $450,000 | $525,000 |
| 6 Jul 2018 to 15 Dec 2021 | $180,000 | $225,000 | $75,000 | $225,000 | $300,000 | $375,000 |
| 12 Jan 2013 to 5 Jul 2018 | $105,000 | $150,000 | $75,000 | $150,000 | $225,000 | $225,000 |
| 8 Dec 2011 to 11 Jan 2013 | – | $45,000 | – | $45,000 | $150,000 | $150,000 |
Follows the price at the top of the page. “–”: no ABSD then.
Every rate in every period (6)
| Signed | Citizen 2nd | Citizen 3rd+ | PR 1st | PR 2nd | PR 3rd+ | Foreigner | Entity | Developer | Trustee |
|---|---|---|---|---|---|---|---|---|---|
| 27 Apr 2023 on | 20% ▲ | 30% ▲ | 5% | 30% ▲ | 35% ▲ | 60% ▲ | 65% ▲ | 40% | 65% ▲ |
| 9 May 2022 to 26 Apr 2023 | 17% | 25% | 5% | 25% | 30% | 30% | 35% | 40% | 35% |
| 16 Dec 2021 to 8 May 2022 | 17% ▲ | 25% ▲ | 5% | 25% ▲ | 30% ▲ | 30% ▲ | 35% ▲ | 40% ▲ | – |
| 6 Jul 2018 to 15 Dec 2021 | 12% ▲ | 15% ▲ | 5% | 15% ▲ | 15% ▲ | 20% ▲ | 25% ▲ | 30% ▲ | – |
| 12 Jan 2013 to 5 Jul 2018 | 7% ▲ | 10% ▲ | 5% ▲ | 10% ▲ | 10% ▲ | 15% ▲ | 15% ▲ | 15% ▲ | – |
| 8 Dec 2011 to 11 Jan 2013 | 0% | 3% | 0% | 3% | 3% | 10% | 10% | 10% | – |
Citizens have never paid ABSD on a first home. ▲ = up from the period before. Developer = the remittable rate plus the part never remitted. Trustee: ABSD (Trust), from 9 May 2022.
Every rate, change and reason: download the CSV.
Checked against IRAS and the government’s releases
Each time this page is built we run IRAS’s and the press releases’ published rates through it, compare every period with the rates our stamp duty calculator uses, and check IRAS’s co-owner table adds up. They match 31 of 31. A job also compares IRAS’s live rate tables with ours twice a day; last at 9:40 am, 26 Oct SGT, and they matched.
Show all 31 checks
| The figure | Published | This page | Match |
|---|---|---|---|
| Citizen, second home, from 27 Apr 2023 IRAS | 20% | 20% | ✓ |
| Citizen, third home IRAS | 30% | 30% | ✓ |
| Permanent resident, first home IRAS | 5% | 5% | ✓ |
| Permanent resident, second home IRAS | 30% | 30% | ✓ |
| Permanent resident, third home IRAS | 35% | 35% | ✓ |
| Foreigner, any home IRAS | 60% | 60% | ✓ |
| Entity, any home IRAS | 65% | 65% | ✓ |
| Housing developer (35% remittable + 5%) IRAS | 40% | 40% | ✓ |
| Trustee, ABSD (Trust) IRAS | 65% | 65% | ✓ |
| Trustee, 9 May 2022 to 26 Apr 2023 IRAS | 35% | 35% | ✓ |
| Citizen, second home, 16 Dec 2021 to 26 Apr 2023 Release | 17% | 17% | ✓ |
| Foreigner, 16 Dec 2021 to 26 Apr 2023 Release | 30% | 30% | ✓ |
| Citizen, second home, 6 Jul 2018 to 15 Dec 2021 Release | 12% | 12% | ✓ |
| Entity, 6 Jul 2018 to 15 Dec 2021 Release | 25% | 25% | ✓ |
| Citizen, second home, 12 Jan 2013 to 5 Jul 2018 Release | 7% | 7% | ✓ |
| Foreigner, 12 Jan 2013 to 5 Jul 2018 Release | 15% | 15% | ✓ |
| Permanent resident, second home, 8 Dec 2011 to 11 Jan 2013 Release | 3% | 3% | ✓ |
| Citizen, second home, 8 Dec 2011 to 11 Jan 2013 (none) Release | 0% | 0% | ✓ |
| Foreigner, 8 Dec 2011 to 11 Jan 2013 Release | 10% | 10% | ✓ |
| IRAS’s example: citizen owning one and PR owning none buy property A together IRAS | 20% | 20% | ✓ |
| Same buyers, property B (citizen’s 3rd, PR’s 2nd) IRAS | 30% | 30% | ✓ |
| Same buyers, property C (PR’s 3rd) IRAS | 35% | 35% | ✓ |
| IRAS’s example: citizen owning two (incl. a 10% share) buys with his son who owns none IRAS | 30% | 30% | ✓ |
| IRAS’s example: PR who is a US citizen, first home IRAS | 0% | 0% | ✓ |
| Rates from 27 Apr 2023, as our stamp duty calculator has them IRAS | Same as this page | Same | ✓ |
| Rates from 16 Dec 2021, as our stamp duty calculator has them IRAS | Same as this page | Same | ✓ |
| Rates from 6 Jul 2018, as our stamp duty calculator has them IRAS | Same as this page | Same | ✓ |
| Rates from 12 Jan 2013, as our stamp duty calculator has them IRAS | Same as this page | Same | ✓ |
| Buying out a co-owner: citizen who owns two homes IRAS | 30% − 10% = 20% | 30% − 10% = 20% | ✓ |
| Buying out a co-owner: permanent resident who owns one home IRAS | 30% − 25% = 5% | 30% − 25% = 5% | ✓ |
| Buying out a co-owner: permanent resident who owns two homes IRAS | 35% − 5% = 30% | 35% − 5% = 30% | ✓ |
Questions people ask
What are the current ABSD rates?
For purchases on or after 27 April 2023: citizens pay nothing on a first home, 20% on a second and 30% on a third or more; permanent residents pay 5%, 30% and 35%; foreigners pay 60% on any home; companies and trusts pay 65%. It is charged on the price or market value, whichever is higher, on top of buyer’s stamp duty. (IRAS)
What does ABSD stand for?
Additional buyer’s stamp duty. It started on 8 December 2011 and is paid on top of buyer’s stamp duty, which every buyer pays. It applies only to residential property.
Does a PR need to pay ABSD?
Yes: 5% on a first home, 30% on a second and 35% on a third or more. A permanent resident buying an HDB flat pays 5%. A permanent resident married to a citizen, buying their first home together with neither owning one, can claim full remission. US nationals, and nationals or PRs of Switzerland, Norway, Iceland and Liechtenstein, pay as citizens do.
How much stamp duty does a PR pay?
On a $1,500,000 first home: buyer’s stamp duty of $44,600 and ABSD of $75,000 (5%), so $119,600 to IRAS within 14 days of signing. Put your own price in the table above.
How much ABSD on a second property?
20% for a citizen, 30% for a permanent resident, 60% for a foreigner. A married couple with a citizen gets it back if they sell their first home within 6 months; so does a single citizen aged 55 or over moving to a cheaper home. Anyone else keeps paying it, even after selling the first home.
Do I need to pay ABSD on a shophouse?
Yes if it has a part allowed for residential use: IRAS counts it as a home. A shop unit allowed to be used as a shop for more than 10 years pays no ABSD.
Can I use CPF to pay ABSD?
IRAS says using CPF for stamp duty depends on CPF Board’s housing scheme rules. CPF Board says you generally pay in cash first and get it back from your Ordinary Account once a CPF charge can be lodged on the property. (CPF Board)
When did ABSD rates last change?
On 27 April 2023, announced the day before. No change has been announced since. Each rate change announced since 2011 took effect the next day. A job compares IRAS’s rate tables with ours twice a day, and a notice goes at the top of this page if they stop matching.
Where the numbers come from
- Today’s rates, the remission conditions and the property-count rules are from IRAS’s ABSD and remission pages (linked in each section), read on 26 Oct 2026 and re-read on our update schedule. A job compares IRAS’s live rate tables with ours twice a day; if they stop matching, a notice goes at the top of this page until we have checked.
- The history, the dates and the reasons are from the government’s joint press releases of 7 Dec 2011, 11 Jan 2013, 5 Jul 2018, 15 Dec 2021 and 26 Apr 2023, quoted word for word, and IRAS for ABSD (Trust). Announcement times are given only where the release states one.
- Married couples’ rates are worked out by our stamp duty calculator and checked against IRAS’s married-couple tables.
- The picker and checker run in your browser; nothing you choose is sent anywhere. They are a guide to IRAS’s rules, not a ruling: IRAS, your lawyer or a tax adviser decides your case. No one pays us for this page, and it has no affiliate links. See our disclaimer, how we get our numbers and corrections.
Changes to this page
New: ABSD rates for every buyer (citizens, permanent residents, foreigners, companies, trustees and developers), in dollars at your price. Which rate is yours, including joint buyers; the remissions and refunds you may get, with a checker and a sell-by calendar reminder; married couples of every mix; buying out a co-owner; and every change since 2011 with the reason the government gave (CSV). Checked against IRAS’s own examples and the government’s releases. See ABSD rates