ABSD Calculator Singapore 2026
Calculate your Additional Buyer’s Stamp Duty instantly — free calculator with real-time results in SGD for Singapore Citizens, PRs, foreigners and entities.
ABSD Calculator Inputs
Your Stamp Duty Breakdown
Based on purchase price of S$1,500,000. ABSD rates as at April 2023. BSD based on IRAS progressive tiers. Not financial advice — verify with IRAS or a property lawyer.
Understanding ABSD for Singapore Property Buyers
Additional Buyer’s Stamp Duty (ABSD) is a tax levied on top of the standard Buyer’s Stamp Duty (BSD) when you purchase residential property in Singapore. Introduced by the Ministry of Finance in December 2011 and progressively tightened since, ABSD is the government’s primary tool for moderating demand and maintaining housing affordability across all buyer segments. The current rates — last revised upward in April 2023 — are among the steepest in Asia-Pacific, with foreign buyers paying 60% and entities paying 65% on any residential purchase. For Singapore Citizens buying a first property, ABSD is zero. But for everyone else — PRs, upgraders, investors, and foreigners — ABSD adds a significant cash-flow consideration that must be factored into any property acquisition. This calculator reflects the April 2023 ABSD table published by the Inland Revenue Authority of Singapore (IRAS). All figures are for educational reference only and should be verified against IRAS’s official stamp duty portal before any transaction. Data as at Q2 2026 — always check IRAS for the latest rates.
Not financial advice. ABSD rates are set by the Ministry of Finance and administered by IRAS. Consult a qualified property lawyer or tax adviser before proceeding with any purchase.
Current ABSD Rates (April 2023 Onwards)
The April 2023 hike significantly increased rates for most buyer categories. Singapore Citizens pay 0% on their first home, 20% on the second, and 30% on the third and beyond. Singapore Permanent Residents pay 5% on the first, 30% on the second, and 35% on the third or subsequent properties. Foreigners — regardless of property count — pay a flat 60%, while entities and trusts pay 65%. These rates apply to the higher of the purchase price or market value.
How ABSD Interacts with BSD
Every residential property transaction in Singapore incurs Buyer’s Stamp Duty on a progressive scale: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million, and 6% on the remainder above S$3 million. ABSD is then calculated separately as a flat percentage of the full purchase price. For a S$2 million condominium bought by a Singapore PR as their second property, BSD amounts to approximately S$59,600, and ABSD adds another S$600,000 (30%), giving total stamp duties of S$659,600 — a very substantial upfront cost that our calculator computes instantly.
How to Use This ABSD Calculator
- Select your buyer profile: Choose Singapore Citizen, Permanent Resident, Foreigner, or Entity (company or trust). This determines which ABSD rate row applies to your purchase.
- Select property count: Indicate whether this will be your 1st, 2nd, or 3rd-and-subsequent residential property in Singapore. ABSD escalates sharply for each additional property.
- Enter the purchase price: Use the slider for a quick estimate or type an exact figure in the input box. ABSD is calculated on the higher of the transacted price or the IRAS assessed market value.
- Read the results: The calculator shows your ABSD rate, ABSD amount, BSD amount, and total combined stamp duties — all in SGD, instantly updated as you change inputs.
Results update in real time. For BSD, the calculator uses the current IRAS progressive BSD tiers effective from February 2023. For ABSD, it uses the April 2023 revised rates.
Pro tip: If you are considering whether the additional stamp duties make a second property worthwhile as an investment, combine this calculator with our Property Rental Yield Calculator to model your net yield after all acquisition costs.
Contents — Click to Expand
What Is ABSD and Why Does It Exist?
Additional Buyer’s Stamp Duty was introduced by Singapore’s Ministry of Finance on 8 December 2011 as a macro-prudential measure to cool a rapidly heating residential property market. Prior to ABSD, stamp duties in Singapore consisted only of BSD — a progressive tax that all buyers pay. ABSD sits on top of BSD and is designed to discourage speculative purchases, multiple-property ownership by Singaporeans, and large-scale buying by foreigners and entities.
Since its introduction, ABSD has been revised six times — always upward — as the government responded to each new wave of demand. The most recent revision in April 2023 was the most aggressive yet: foreigners’ ABSD doubled from 30% to 60%, and even Singapore Citizens saw their second-property rate rise from 17% to 20%. The stated rationale from the Ministry of Finance was to ensure property remains primarily for owner-occupation rather than investment, preserving long-term affordability for Singaporeans.
ABSD is payable to IRAS within 14 days of the date of the agreement for sale (or within 30 days if the agreement is signed outside Singapore). It is calculated on the higher of the purchase price and the market value as assessed by IRAS, which means underselling a property does not reduce ABSD liability.
Full ABSD Rate Table by Buyer Profile (April 2023)
The table below shows the current ABSD rates applicable to all residential property purchases in Singapore. These rates apply to transactions from 27 April 2023 onwards.
| Buyer Profile | 1st Property | 2nd Property | 3rd+ |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity (Company / Trust) | 65% | 65% | 65% |
Source: IRAS, Ministry of Finance (Singapore). Rates effective from 27 April 2023. Housing Developers purchasing residential units for sale are subject to ABSD with remission available if conditions are met.
ABSD vs BSD: How Both Are Calculated
While ABSD is a flat-rate percentage of the full purchase price, BSD operates on a progressive tier system similar to income tax. BSD rates currently in effect (from February 2023) are: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million, and 6% on any amount above S$3 million. For a S$1.5 million property, BSD works out to approximately S$44,600.
ABSD is much simpler: it is the purchase price multiplied by the applicable ABSD rate. On that same S$1.5 million property, a Singapore Citizen buying their second home would pay 20% ABSD, or S$300,000. Total stamp duties would be S$344,600. A PR buying their second property would pay 30%, or S$450,000, bringing total stamp duties to S$494,600. The difference between SC and PR rates alone can amount to hundreds of thousands of dollars — a powerful financial incentive for PRs to convert to citizenship before upgrading.
Both BSD and ABSD must be paid within 14 days of the date of execution of the sales and purchase agreement in Singapore. Late payment attracts penalties from IRAS. Our Condo Down Payment and Stamp Duty Calculator models the full upfront cash requirement including both stamp duties and the requisite down payment based on your loan-to-value limits.
ABSD Remission: Who Qualifies?
Certain buyer categories are eligible for ABSD remission — a refund of ABSD paid after satisfying specific conditions. The most common remission is available to married couples where at least one spouse is a Singapore Citizen. If they are purchasing their second residential property jointly and they sell their first property within six months of purchasing the new one (or within six months of the new property’s TOP/CSC for uncompleted units), they may apply to IRAS for a remission of the 20% ABSD. This effectively reduces their ABSD to 0% on the second property, provided the first is sold on time.
Housing developers also receive ABSD remission on residential land purchases, subject to conditions including the requirement to complete development and sell all units within five years. Singaporeans who purchase a second property jointly with a foreigner spouse and subsequently sell the first are not automatically eligible — mixed-citizenship couples should consult a property lawyer on their specific entitlements. The ABSD 99-to-1 arrangement that briefly emerged in 2023 to bypass second-property ABSD has since been explicitly closed by the government.
Property Investment Strategy in Singapore After ABSD
The 2023 ABSD hike has fundamentally altered the calculus for Singapore property investors. With a SC paying 20% ABSD on a second property, the breakeven horizon before a property investment becomes profitable has lengthened significantly. On a S$1.5 million condo, the S$300,000 ABSD alone — before BSD and any renovation costs — would require capital appreciation or rental income of at least that amount before the investor is in profit. Using a leveraged 75% loan at current rates around 3.5 to 4%, the monthly carrying cost is also substantial.
Many Singapore investors have therefore pivoted to S-REITs as an alternative for property exposure without ABSD. S-REITs offer access to commercial, industrial, logistics, retail, and data-centre assets — often yielding 5 to 7% — with none of the stamp duty friction. Our S-REIT Yield vs Bond Spread Calculator models whether S-REIT yields compensate adequately for risk relative to government bonds. Others have opted to invest overseas or park funds in Endowus or Syfe for diversified, lower-cost exposure.
ABSD and Passive Income: Is a Second Property Still Worth It?
Despite the high upfront cost, some Singapore Citizens still pursue a second property for rental income as part of a retirement strategy. The key variables are the entry price, rental yield, loan rate, and holding period. A S$1.5 million condo yielding 3.5% gross generates roughly S$52,500 per year in rent. After mortgage payments on a 75% loan at 3.8%, property tax, maintenance fees, and agent commissions, the net cash flow may be breakeven or slightly positive. Factor in the S$344,600 in combined BSD and ABSD at the point of purchase, and the investor needs the property to appreciate meaningfully or hold for a long time before the numbers work.
For retirement planning purposes, the Retirement Planning Calculator can help you model whether the capital committed to a second property — if invested instead in diversified assets — would produce a better retirement outcome. S-REITs, for instance, offer 5 to 7% dividend yields without ABSD, and their returns can be reinvested to compound more efficiently. Refer to our Passive Income Guide for a comparison of property rental versus dividend strategies for Singapore investors.
Frequently Asked Questions
What is the current ABSD rate for Singapore Citizens buying a second property?
Singapore Citizens pay 20% ABSD on their second residential property as of April 2023. This means on a S$1.5 million condominium, the ABSD alone would be S$300,000. The rate rises to 30% for a third or subsequent property. There is no ABSD for a Singapore Citizen’s first residential purchase.
Do PRs pay ABSD on their first property in Singapore?
Yes. Singapore Permanent Residents pay 5% ABSD on their first residential property purchase. For a S$1.2 million HDB resale flat or private condominium, that is S$60,000 in ABSD on top of BSD. PRs pay 30% on the second property and 35% on the third and beyond — rates that have risen substantially in recent years.
How much ABSD does a foreigner pay to buy property in Singapore?
Foreigners pay 60% ABSD on any residential property purchase in Singapore, regardless of whether it is their first or fifth property. On a S$2 million condominium, that is S$1.2 million in ABSD. The rate doubled from 30% to 60% in April 2023 as the government sought to significantly reduce speculative foreign demand for Singapore residential real estate.
Can I get an ABSD refund after selling my first property?
Yes, in certain circumstances. A married couple where at least one spouse is a Singapore Citizen may apply for an ABSD remission when upgrading: they pay the 20% ABSD upfront on their new property and then apply to IRAS for a refund after selling their original property within six months. The six-month clock starts from the date of purchase (for completed properties) or from the date of TOP or CSC (for new launches). The application must be submitted to IRAS within six months of the sale.
Is ABSD applicable to HDB flats?
Yes. ABSD applies to HDB flats in the same way as private residential property. A Singapore Citizen buying an HDB resale flat as their first property pays zero ABSD. A PR buying an HDB resale flat as their first property pays 5% ABSD. Note that HDB flats are not available to foreigners or corporate entities directly. Additionally, HDB eligibility rules generally prevent Singaporeans from owning both an HDB flat and a private property simultaneously without disposing of one within a set timeframe.
Is ABSD calculated on the purchase price or the assessed value?
ABSD is calculated on the higher of the purchase price and the market value as assessed by IRAS. This means you cannot reduce your ABSD liability by simply transacting at a price below market value. IRAS has the authority to assess the open market value independently, and if that value is higher than the transacted price, ABSD is charged on the assessed value.
Can I use CPF to pay ABSD in Singapore?
No. ABSD must be paid in cash. CPF Ordinary Account funds can be used for BSD (subject to CPF’s own rules on property usage) and for the property down payment and monthly mortgage repayments, but ABSD is a stamp duty that IRAS requires to be settled in cash within 14 days. This is one reason why ABSD creates a significant liquidity requirement, especially for second-property buyers.
How does ABSD affect the case for buying a second property vs investing in S-REITs?
A Singapore Citizen paying 20% ABSD on a S$1.5 million second property commits S$300,000 in a non-yielding, illiquid upfront cost. That same S$300,000 invested in S-REITs yielding 6% would generate approximately S$18,000 in annual passive income with far greater liquidity. The second property also needs to appreciate by at least the ABSD amount before the investor breaks even, absent significant rental yield. Many investors now view S-REITs as the more ABSD-efficient route to Singapore real estate exposure — see our S-REIT Yield Calculator for a side-by-side comparison.
Does a married couple with different nationalities pay SC or foreigner ABSD rates?
When purchasing jointly, the ABSD rate that applies is the higher of the two applicable rates. A married couple comprising a Singapore Citizen and a foreigner buying their first property together would pay 60% ABSD — the foreigner rate — rather than the SC rate of 0%. However, if only the Singapore Citizen is listed as the buyer, the SC rate applies. Many such couples structure purchases in the SC spouse’s name alone, subject to the usual eligibility and financing constraints. Seek legal advice for your specific situation.
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