Complete Stamp Duty Guide Singapore — BSD, ABSD & SSD (2025)
When buying or selling property in Singapore, stamp duty is one of the largest transaction costs you will face. There are three types of stamp duty that may apply to residential property transactions:
This comprehensive guide covers all three in detail, with current rates, worked examples, and practical guidance.
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Part 1: Buyer's Stamp Duty (BSD)
BSD is payable on all property purchases in Singapore — whether residential, commercial, or industrial. It is calculated on the purchase price or market value, whichever is higher.
BSD Rates (Effective 15 February 2023)
| Property Value | BSD Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Amount exceeding $3,000,000 | 6% |
> Note: The 5% and 6% tiers were introduced on 15 February 2023, previously the top rate was 4%.
BSD Quick Calculation Formula
For properties up to $3,000,000, you can use this shortcut:
| Purchase Price Range | Quick Formula |
|---|---|
| Up to $180,000 | 1% × Price |
| $180,001 – $360,000 | 2% × Price − $1,800 |
| $360,001 – $1,000,000 | 3% × Price − $5,400 |
| $1,000,001 – $1,500,000 | 4% × Price − $15,400 |
| $1,500,001 – $3,000,000 | 5% × Price − $30,400 |
| Above $3,000,000 | 6% × Price − $60,400 |
BSD Worked Examples
Example 1: $800,000 property
Example 2: $1,500,000 property
Example 3: $2,500,000 property
Example 4: $5,000,000 property
Can I Use CPF for BSD?
Yes. BSD can be paid from your CPF Ordinary Account (OA). This is one of the approved uses of CPF for housing. Your conveyancing lawyer can arrange the CPF withdrawal for BSD payment.
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Part 2: Additional Buyer's Stamp Duty (ABSD)
ABSD is an additional stamp duty imposed on top of BSD for residential property purchases. It was first introduced in December 2011 and most recently revised on 27 April 2023.
ABSD Rates (From 27 April 2023)
#### Singapore Citizens (SC)
| Property Count | ABSD Rate |
|---|---|
| 1st property | 0% |
| 2nd property | 20% |
| 3rd and subsequent | 30% |
#### Singapore Permanent Residents (SPR)
| Property Count | ABSD Rate |
|---|---|
| 1st property | 5% |
| 2nd property | 30% |
| 3rd and subsequent | 35% |
#### Foreigners
| Property Count | ABSD Rate |
|---|---|
| Any property | 60% |
#### Entities (Companies, Trusts)
| Buyer Type | ABSD Rate |
|---|---|
| Entities (any property) | 65% |
| Trustees (any property) | 65% |
ABSD Worked Examples
Example 1: SC buying 2nd property at $2,000,000
Example 2: SPR buying 1st property at $1,200,000
Example 3: Foreigner buying at $3,000,000
ABSD Remission for Married Couples
Singapore Citizen married couples can apply for ABSD remission if:
The remission effectively refunds the ABSD paid. Applications are made through IRAS after the disposal is completed.
Can I Use CPF for ABSD?
No. ABSD must be paid in cash or through financing (if the bank agrees). CPF cannot be used for ABSD.
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Part 3: Seller's Stamp Duty (SSD)
SSD is payable when you sell a residential property within a specified holding period. It is designed to discourage speculative short-term property flipping.
SSD Rates (From 11 July 2025)
The SSD holding period was extended from 3 years and rates increased effective 11 July 2025:
| Holding Period | SSD Rate |
|---|---|
| Within 1 year | 16% |
| After 1 year, within 2 years | 12% |
| After 2 years, within 3 years | 8% |
| After 3 years | 0% |
> Previous rates (before 11 July 2025): 12% (within 1 year), 8% (1–2 years), 4% (2–3 years). The new rates apply to properties acquired on or after 11 July 2025.
When Does the Holding Period Start?
The holding period is calculated from the date of purchase (date you exercised the OTP or signed the Sale & Purchase Agreement) to the date of sale (date the buyer exercises the OTP on your property).
SSD Worked Examples
Example 1: Property bought at $1,500,000, sold at $1,700,000 after 8 months
Example 2: Property bought at $2,000,000, sold at $2,200,000 after 18 months
Example 3: Property bought at $1,000,000, sold at $1,300,000 after 30 months
SSD Exemptions
SSD is not payable in certain situations:
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Summary: Total Stamp Duty for Common Scenarios
Scenario 1: SC Buying 1st Property at $1,500,000
| Duty | Amount |
|---|---|
| BSD | $44,600 |
| ABSD | $0 |
| Total | $44,600 |
Scenario 2: SC Buying 2nd Property at $2,000,000
| Duty | Amount |
|---|---|
| BSD | $69,600 |
| ABSD (20%) | $400,000 |
| Total | $469,600 |
Scenario 3: SPR Buying 1st Property at $1,000,000
| Duty | Amount |
|---|---|
| BSD | $24,600 |
| ABSD (5%) | $50,000 |
| Total | $74,600 |
Scenario 4: SC Selling Within 1 Year at $2,000,000
| Duty | Amount |
|---|---|
| SSD (16%) | $320,000 |
| Total | $320,000 |
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When Is Stamp Duty Payable?
| Type | Deadline |
|---|---|
| BSD | Within 14 days of signing the OTP/S&P Agreement |
| ABSD | Within 14 days of signing the OTP/S&P Agreement |
| SSD | Within 14 days of executing the sale document |
Late payment attracts a penalty of up to 4× the unpaid duty.
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How to Pay Stamp Duty
1. Through Your Conveyancing Lawyer (Most Common)
Your lawyer will:
2. Self-Filing via IRAS e-Stamping
Visit [https://estamping.iras.gov.sg](https://estamping.iras.gov.sg) to:
3. Payment Methods
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Frequently Asked Questions
Is stamp duty negotiable?
No. Stamp duty rates are set by law and administered by IRAS. They are not negotiable. However, you can negotiate the purchase price, which directly affects the stamp duty amount.
Can I pay stamp duty in instalments?
Generally no. However, in cases of financial hardship, you can apply to IRAS for an instalment payment arrangement. This is not guaranteed and interest may apply.
Is stamp duty different for HDB vs private property?
The stamp duty rates are the same for HDB and private property. However, ABSD is only applicable to residential property (which includes HDB).
What about commercial property?
BSD applies to commercial property at the same rates. However, ABSD and SSD do not apply to commercial or industrial property.
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Conclusion
Stamp duty is a significant cost in any Singapore property transaction. For buyers, BSD is unavoidable, but ABSD can be managed with proper planning. For sellers, holding your property beyond the SSD period saves substantial costs.
Always factor stamp duty into your budget early in the property search process, and work with a licensed property agent who can help you calculate total transaction costs accurately.
Disclaimer: This guide is for informational purposes only. Stamp duty rates and policies are subject to change by the Singapore government. Always verify current rates with IRAS.