Singapore Property Tax Calculator 2026
Estimate your annual property tax based on IRAS rates — free calculator with instant results for HDB and private properties in SGD.
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Understanding Singapore Property Tax
Singapore property tax is an annual wealth tax levied on all property owners by the Inland Revenue Authority of Singapore (IRAS). Unlike income tax, it applies regardless of whether you live in the property, rent it out, or leave it vacant. The tax is calculated on your property’s Annual Value (AV) — the estimated yearly rent the property could fetch if let out unfurnished, excluding furniture and service charges. IRAS reviews AVs regularly based on prevailing market rental rates.
In Budget 2024, the government announced reforms that took effect from 1 January 2025, widening the tax-free AV band for owner-occupiers from S$8,000 to S$12,000. This ensures all one- and two-room HDB flats continue to pay zero property tax, while reducing bills for most other HDB households. For 2026, IRAS has also extended a one-off rebate of 15% for owner-occupied HDB flats and 10% (capped at S$500) for owner-occupied private residential properties.
Not financial or tax advice. Estimates are for educational reference only based on IRAS published rates as at Q1 2026. Always verify your specific AV and payable amount at iras.gov.sg or via myTax Portal.
What Is Annual Value (AV) and How Is It Determined?
IRAS determines your property’s AV by looking at comparable rental transactions for similar properties in your area — same location, type, size, and condition. It does not include the value of furniture or service charges in the lease. For owner-occupied HDB flats, where actual rental data may be limited, IRAS uses market rent benchmarks from nearby comparable units. You can find your property’s current AV on the IRAS myTax Portal or your annual property tax bill. If you believe your AV is incorrect, you can file a formal objection with IRAS within 30 days of your Notice of Assessment.
Owner-Occupied vs Non-Owner-Occupied Rates
Singapore’s property tax system distinguishes between owner-occupiers (those who live in their own property) and non-owner-occupiers (investors, landlords, or owners of vacant properties). Owner-occupiers benefit from significantly lower progressive rates — the first S$12,000 AV is tax-free, and rates rise gradually from 4% to a maximum of 32%. Non-owner-occupied properties face higher rates starting at 12% on the first S$30,000 AV, rising to 36% on AV above S$60,000. This structure is deliberately designed to encourage home ownership and discourage property speculation.
How to Use This Property Tax Calculator
- Enter your Annual Value (AV): Type your property’s AV or drag the slider. You can find your AV on your property tax bill, the IRAS myTax Portal, or by checking the IRAS website with your property address.
- Select Occupancy Type: Choose “Owner-Occupied” if you live in the property as your primary residence, or “Investment / Rental” if you rent it out or leave it vacant.
- Choose Property Category: (Owner-Occupied only) Select HDB Flat or Private Property — this determines which 2026 one-off rebate applies to your estimate.
- Read the results: The calculator instantly shows your estimated annual tax before rebate, the 2026 rebate amount, your net tax payable, monthly equivalent, and effective tax rate.
The breakdown table shows exactly how much tax falls in each progressive band, making it easy to understand how IRAS arrives at your bill.
Pro tip: Property tax is a recurring investment cost. Combine this with our Rental Yield Calculator and Buy vs Rent Calculator to assess the full picture before purchasing investment property in Singapore.
Contents — Click to Expand
What Is Property Tax in Singapore?
Property tax is an annual wealth tax imposed by the Singapore government on all property owners, administered by IRAS. Unlike stamp duty (which is a one-time transaction tax), property tax recurs every year for as long as you own the property. It applies to residential properties (HDB flats, condominiums, landed houses), commercial properties (shophouses, offices), industrial units, and vacant land.
The tax is assessed on your property’s Annual Value — not the market price or purchase price. This is an important distinction: a S$2 million condominium with an AV of S$45,000 pays property tax based on S$45,000, not S$2 million. For non-residential properties, the flat tax rate is 10% of AV. For residential properties, progressive rates apply depending on occupancy status.
Property tax bills are issued by IRAS annually in December for the following calendar year, with the full amount due by 31 January. You can opt for GIRO deduction spread over 12 monthly instalments, which IRAS recommends for better cash flow management. Late payment incurs a 5% penalty on the outstanding amount, with further legal action for continued non-compliance.
How Singapore Property Tax Works: The Maths Behind the Bands
Singapore property tax uses a progressive band system — similar to income tax — where higher AV amounts are taxed at higher marginal rates. You apply each rate only to the portion of AV that falls within that band, not to the entire AV.
Example — Owner-Occupied Condominium with AV of S$60,000 (2025 rates):
| AV Band | Rate | Tax |
|---|---|---|
| First S$12,000 | 0% | S$0 |
| Next S$28,000 (S$12k–S$40k) | 4% | S$1,120 |
| Next S$10,000 (S$40k–S$50k) | 6% | S$600 |
| S$50,001–S$60,000 | 10% | S$1,000 |
| Total Annual Tax | S$2,720 |
With the 2026 one-off rebate of 10% (capped at S$500) for owner-occupied private property, the net payable would be S$2,720 − S$272 = S$2,448, or S$204/month. Use the calculator above to model your own property.
Owner-Occupied vs Investment Property Tax Rates
The table below compares 2025 property tax rates side by side — the gap between owner-occupier and investor rates is substantial, especially at higher AV levels:
| Annual Value (AV) | Owner-Occupied | Investment / Rental |
|---|---|---|
| First S$12,000 | 0% | 12% |
| S$12,001 – S$30,000 | 4% | 12% |
| S$30,001 – S$40,000 | 4% | 20% |
| S$40,001 – S$45,000 | 6% | 20% |
| S$45,001 – S$60,000 | 6–10% | 28% |
| Above S$60,000 | 10–32% | 36% |
For a condominium with AV of S$60,000, an investor pays approximately S$11,700/year in property tax versus S$2,720 for an owner-occupier — more than 4× the amount. This difference is a key cost input when evaluating rental yield. Use our Dividend Portfolio Yield Calculator to see how property tax affects your overall investment returns.
Property Tax for HDB Flat Owners in 2026
Most HDB owner-occupiers pay very little property tax — or none at all. The 2025 reform expanded the zero-rate band to S$12,000 AV, which means one-room and two-room HDB flats (typically AV below S$12,000) pay no property tax. Three-room, four-room, five-room, and executive flats have AVs that exceed S$12,000 but remain well within the 4% band, resulting in modest annual bills.
| HDB Flat Type | Approx. AV | Annual Tax (After 15% Rebate) |
|---|---|---|
| 1-Room / 2-Room | Below S$12,000 | S$0 |
| 3-Room | ~S$14,000–S$18,000 | ~S$20–S$25/yr |
| 4-Room | ~S$20,000–S$28,000 | ~S$130–S$145/yr |
| 5-Room | ~S$24,000–S$34,000 | ~S$165–S$185/yr |
| Executive | ~S$28,000–S$40,000 | ~S$185–S$205/yr |
HDB owners who rent out rooms under the HDB authorised subletting scheme are still considered owner-occupiers for property tax purposes, as long as they retain an owner-occupier bedroom. However, renting out the entire flat removes the owner-occupier concession and subjects the full property to non-owner-occupied rates.
How to Reduce Your Property Tax in Singapore
There are legitimate ways to reduce your property tax liability. The most impactful is ensuring you are correctly registered for owner-occupier status if you live in your property — this alone can reduce your tax bill by 4× or more. Apply for owner-occupier status via the IRAS myTax Portal whenever you move into a property you own.
You can also object to your AV if you believe IRAS has overestimated the market rental value. File your objection within 30 days of receiving your Notice of Assessment. Supporting evidence such as recent tenancy agreements for comparable units, or market rental surveys, strengthens your case. Successful AV reductions result in lower property tax bills going forward.
Additionally, seniors aged 65 and above who own and live in their properties may qualify for owner-occupier concessions and can opt for an interest-free 24-month instalment plan for property tax payments if facing cash flow challenges. The government has also historically provided one-off rebates (as in 2025 and 2026) during periods of high inflation or cost-of-living stress. Monitor IRAS announcements each Budget year for such reliefs. See the CPF LIFE Payout Calculator to understand your retirement income picture alongside property costs.
Property Tax Impact on Singapore Real Estate Investing
For S-REIT investors and private property investors alike, property tax is a significant recurring cost that must be factored into returns analysis. For non-owner-occupied residential properties in Singapore, property tax at 12–36% of AV represents a meaningful drag on net rental income — often 1–2% of the property’s market value per year.
As a quick benchmark: a condominium with AV of S$55,000 and a market price of approximately S$1.8 million would pay about S$11,100/year in property tax as an investment property (before any rebate). If the gross rental income is S$55,000/year (which equals the AV by definition), property tax alone eats up 20% of gross rent. Factor in maintenance fees, agent commissions, vacancy risk, and mortgage repayments, and the importance of net yield analysis becomes clear.
Singapore REITs (S-REITs) are subject to property tax on their entire portfolios as non-owner-occupiers. Higher property tax reduces net property income (NPI), which flows through to lower distributable income per unit (DPU). When evaluating S-REITs, check if rising property AVs (reflecting higher market rents) are translating into higher rental income that offsets the corresponding property tax increase. For more, see our S-REIT Yield vs Bond Spread Calculator and the Best S-REITs 2026 guide. You can also use our Dividend Portfolio Yield Calculator to model S-REIT income scenarios.
Frequently Asked Questions
How is property tax calculated in Singapore?
Property tax = Annual Value (AV) × applicable progressive tax rate. The AV is IRAS’s estimate of how much your property could rent for annually. Owner-occupied residential properties enjoy lower progressive rates (0%–32%), while non-owner-occupied properties face higher rates (12%–36%). The tax is applied in bands — only the portion of AV in each band is taxed at that band’s rate, similar to income tax.
What is Annual Value (AV) and how do I find mine?
Annual Value is IRAS’s estimate of how much your property could reasonably fetch in annual rent if let out unfurnished. It excludes furniture, maintenance, and service charges. You can find your AV on your annual property tax bill, on the IRAS myTax Portal (login with Singpass), or by checking the IRAS website. AVs are reviewed periodically and can change when prevailing market rents in your area shift significantly.
How much property tax does an HDB 5-room flat owner pay in 2026?
A typical HDB 5-room flat has an AV of approximately S$24,000–S$34,000. At 2025 owner-occupied rates (0% on first S$12,000, 4% on the balance), the annual tax before rebate is roughly S$480–S$880. With the 2026 one-off 15% rebate for HDB owner-occupiers, net payable drops to approximately S$408–S$748/year, or under S$63/month. Use our calculator above with your actual AV for a precise figure.
What is the 2026 property tax rebate in Singapore?
For 2026, IRAS is providing one-off property tax rebates: 15% for owner-occupied HDB flats, and 10% (capped at S$500) for owner-occupied private residential properties. There is no rebate for non-owner-occupied (investment) properties. The rebate is automatically applied to your 2026 property tax bill — you do not need to apply separately. It reflects the government’s effort to help owner-occupiers manage cost-of-living pressures.
Is property tax different for HDB flats vs private condominiums?
The same progressive tax rate table applies to both HDB and private properties for owner-occupiers. The key difference is the Annual Value — HDB flats generally have lower AVs (S$12,000–S$40,000) than private condominiums (S$30,000–S$150,000+), which means HDB owners pay less tax in absolute terms. For the 2026 one-off rebate, HDB owner-occupiers receive 15% versus 10% (capped at S$500) for private property owners.
How does property tax affect rental yield on investment property in Singapore?
Non-owner-occupied properties face property tax rates of 12%–36% of AV, which can consume 20% or more of gross rental income. For example, a property with AV = S$55,000 (gross annual rent ≈ S$55,000) pays approximately S$10,500–S$11,100/year in property tax — about 19–20% of gross rent. To calculate true net yield, you must subtract property tax, maintenance fees, agent costs, and insurance from gross rental income. Use our Dividend Portfolio Yield Calculator to model your overall portfolio returns.
Can I object to my Annual Value if I think it is too high?
Yes. If you believe your AV is incorrectly assessed, you can file an objection with IRAS within 30 days of your Notice of Annual Value or Notice of Assessment. Support your case with evidence such as recent rental agreements for comparable properties in your area, rental listings, or professional valuations. IRAS will review the evidence and may revise the AV downward if justified. A lower AV means a lower property tax bill going forward.
Do I still pay property tax if my unit is vacant or under renovation?
Yes, property tax applies regardless of whether your property is occupied, rented, or vacant. There is no exemption for vacant units or properties under renovation. For residential properties that are not owner-occupied (including vacant ones), the non-owner-occupied rates apply (12%–36% of AV). This is one reason Singapore property investors need to factor in vacancy periods when calculating holding costs and net yields.
How does property tax affect S-REIT investors?
S-REITs hold investment properties as non-owner-occupiers, so their entire portfolios are subject to the higher non-owner-occupied property tax rates. Rising AVs (reflecting rental growth) increase property tax costs, which can partially offset the benefit of higher rental income. When IRAS raises AV benchmarks across a district, S-REITs in that area face higher tax bills, putting mild pressure on DPU unless offset by rent reversion or higher occupancy. Visit our Best S-REITs 2026 guide for full yield and gearing analysis.
Put Your Numbers to Work
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