Everyone pays Buyer's Stamp Duty (BSD), which is tiered from 1% to 6% of the price. ABSD adds a flat percentage that depends on your residency and how many homes you already own: for example, 0% for a Singapore Citizen's first home, 20% for a second and 60% for foreigners. Sellers who sell within four years of buying pay SSD (for homes bought on or after 4 July 2025).
BSD (residential)
| Portion of price | Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Above $3,000,000 | 6% |
Rates apply to properties acquired on or after 15 February 2023 (MOF, IRAS). Use the calculator.
ABSD
| Buyer | 1st home | 2nd home | 3rd+ home |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | ||
| Entities / trusts | 65% | ||
ABSD rates have been unchanged since 27 April 2023 (MOF). The 65% entity rate does not apply to housing developers. Some ABSD can be refunded: for example, certain married couples who sell their first home within 6 months of buying a second. Conditions apply, so check IRAS.
SSD
Seller's Stamp Duty applies when you sell within four years of buying a home bought on or after 4 July 2025. The rate falls with each year you hold: 16% if you sell within one year, 12% within two years, 8% within three years and 4% within four years, then nothing (MND, MOF and MAS joint release, effective 4 July 2025). Homes bought before 4 July 2025 keep the older three-year schedule of 12%, 8% and 4%. Check IRAS for your own case.
Example
For a $2,000,000 purchase by a Singapore Citizen buying a first home, BSD works out to $69,600 and ABSD is $0. A second property at the same price adds $400,000 ABSD.
Sources to check
Frequently asked questions
What is ABSD for a second property?
For Singapore Citizens, 20% of the price or value for a second residential property, as of the April 2023 rates. Confirm with IRAS.
Can I pay stamp duty with CPF?
Yes for Buyer's Stamp Duty: CPF Board allows Ordinary Account savings to pay stamp duty. For a completed property you usually pay first and claim it back from your CPF account, while for a property under construction it can be paid directly from CPF. Whether CPF can pay ABSD is not confirmed here †, so check with IRAS and CPF Board.