Singapore Property Stamp Duty 2025: ABSD, BSD, SSD Rates and Calculation Guide
Executive Summary
Singapore imposes three main categories of stamp duty on property transactions: Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), and Seller's Stamp Duty (SSD). These duties apply to residential and commercial properties, with rates varying based on property value, buyer profile, and holding period. The Inland Revenue Authority of Singapore (IRAS) administers these duties under the Stamp Duties Act 1929 and subsidiary legislation. Current regulations specify progressive BSD rates up to 6% for residential properties, ABSD rates ranging from 0% to 65% depending on buyer residency status and property count, and SSD rates up to 12% for properties sold within specific timeframes [1].
Legal Framework in Singapore
The stamp duty regime operates under the Stamp Duties Act 1929, with rates and exemptions specified through subsidiary legislation and ministerial orders. The framework distinguishes between residential and non-residential properties, with residential properties subject to more extensive duties including ABSD and SSD. The law requires stamp duty payment within 14 days from the date of signing the Sale and Purchase Agreement for direct purchases, or within 30 days from the date of acceptance of the Option to Purchase [2].
Key legislative provisions include:
- Stamp Duties Act 1929 (principal legislation)
- Stamp Duties (Residential Property) Regulations
- Stamp Duties (Free Trade Agreements) (Remission of ABSD) Order 2013
- Various ministerial orders establishing current rates and exemptions
Buyer's Stamp Duty (BSD) Rates and Calculation
BSD applies to all property purchases in Singapore, calculated on the purchase price or market value, whichever is higher. The duty uses progressive rates with different brackets for residential and non-residential properties.
BSD Rates for Residential Properties
| Purchase Price/Market Value | Rate | Calculation Method |
|---|---|---|
| First $180,000 | 1% | 1% of first $180,000 |
| Next $180,000 | 2% | 2% of next $180,000 |
| Next $640,000 | 3% | 3% of next $640,000 |
| Next $500,000 | 4% | 4% of next $500,000 |
| Next $1,500,000 | 5% | 5% of next $1,500,000 |
| Above $3,000,000 | 6% | 6% of remaining amount |
BSD Rates for Non-Residential Properties
| Purchase Price/Market Value | Rate | Calculation Method |
|---|---|---|
| First $180,000 | 1% | 1% of first $180,000 |
| Next $180,000 | 2% | 2% of next $180,000 |
| Above $360,000 | 3% | 3% of remaining amount |
The maximum BSD rate for residential properties is 6%, while non-residential properties cap at 3% [3].
Additional Buyer's Stamp Duty (ABSD) Framework
ABSD applies specifically to residential property purchases, with rates determined by the buyer's residency status and the number of residential properties owned. The duty aims to moderate residential property prices and prioritize housing for Singapore citizens.
ABSD Rates by Buyer Profile
| Buyer Category | 1st Property | 2nd Property | 3rd & Subsequent |
|---|---|---|---|
| Singapore Citizens | 0% | 20% | 30% |
| Singapore PRs | 5% | 30% | 40% |
| Foreigners | 60% | 60% | 60% |
| Entities | 65% | 65% | 65% |
Special provisions apply for:
- Married couples with at least one Singapore citizen may qualify for ABSD remission under certain conditions
- Nationals from Iceland, Liechtenstein, Norway, Switzerland, and the United States receive the same ABSD treatment as Singapore citizens
- Properties held in trust for identifiable individual beneficiaries may qualify for remission [4]
Seller's Stamp Duty (SSD) Structure
SSD applies to residential properties sold within specific timeframes from the purchase date. The duty discourages speculative property flipping and varies based on the holding period.
SSD Rates by Holding Period
| Holding Period | SSD Rate | Applicable to |
|---|---|---|
| Up to 1 year | 12% | Residential properties |
| 1-2 years | 8% | Residential properties |
| 2-3 years | 4% | Residential properties |
| Above 3 years | 0% | Residential properties |
The SSD calculation base includes the actual selling price or market value, whichever is higher. Properties acquired before specific cut-off dates may be exempt from SSD depending on transitional provisions [5].
Calculation Methodology and Examples
Property stamp duty calculations follow specific methodologies:
- Determine the dutiable amount: Use the higher of purchase price or market value
- Apply progressive rates: Calculate duty for each bracket separately
- Sum the components: Add duties from all applicable brackets
- Include additional duties: Add ABSD or SSD where applicable
Example Calculation: BSD for $2 Million Residential Property
- First $180,000 at 1% = $1,800
- Next $180,000 at 2% = $3,600
- Next $640,000 at 3% = $19,200
- Next $500,000 at 4% = $20,000
- Remaining $500,000 at 5% = $25,000
- Total BSD = $69,600
Example Calculation: ABSD for Foreign Buyer
For a $1 million property purchased by a foreign individual:
- ABSD at 60% = $600,000
- Total ABSD = $600,000 (in addition to BSD) [6]
Exemptions and Remission Schemes
Several exemptions and remission schemes operate under Singapore's stamp duty framework:
Automatic Exemptions:
- Transfers between spouses
- Inheritance through will or intestacy
- Government acquisitions
- Charitable transfers to approved institutions
Remission Schemes:
- Married couple remission for ABSD
- Remission for identifiable individual beneficiaries in trusts
- Free Trade Agreement remissions for qualifying nationals
- Developer remission schemes under specific conditions
Special Provisions:
- Mixed-use properties: ABSD applies only to residential component
- Multiple buyers: Highest applicable ABSD rate applies to entire property
- Trust structures: Specific rules for beneficial ownership determination [7]
Payment Procedures and Compliance Requirements
Stamp duty payment follows structured procedures with strict timelines:
- Document assessment: Submit documents for duty assessment within 14 days
- Duty calculation: IRAS calculates applicable duties based on submitted information
- Payment notification: Receive Notice of Assessment with payment details
- Payment execution: Pay duty within the specified timeframe
- Stamp certificate: Receive stamped documents as proof of payment
Payment Methods:
- myTax Portal online payment
- GIRO arrangement
- Bank transfer
- Cheque payment
Compliance Requirements:
- Accurate property valuation disclosure
- Complete buyer profile information
- Timely submission of all required documents
- Retention of payment records for audit purposes [8]
Recent Developments and 2025 Updates
Singapore's property stamp duty regime continues evolving to address market conditions:
- ABSD rates for foreigners increased to 60% in 2023
- Entity ABSD rate raised to 65% for residential properties
- Enhanced scrutiny of trust structures for beneficial ownership
- Strengthened compliance measures for developer projects
- Updated valuation methodologies for mixed-use developments
The government regularly reviews stamp duty policies to maintain housing affordability while preserving market stability. Rate adjustments typically respond to market conditions and policy objectives.
Conclusion
Singapore's property stamp duty framework comprises three distinct components: BSD, ABSD, and SSD, each serving specific policy objectives. The regime applies progressive rates based on property values, buyer profiles, and holding periods. Compliance requires careful attention to calculation methodologies, payment timelines, and documentation requirements. Recent rate increases for foreign buyers and entities reflect the government's commitment to prioritizing residential property access for Singapore citizens while maintaining market stability.
Sources
[1] Stamp Duty - Tax Rates - IRAS - Official IRAS page listing current stamp duty rates for all property types
[2] Stamp Duty Basics for Property - IRAS - IRAS guidance on fundamental stamp duty principles and compliance requirements
[6] Buyer's Stamp Duty 2025 - Yuen Law - Legal analysis by Singapore law firm covering stamp duty calculations and practical examples
[7] Stamp Duties (Free Trade Agreements) (Remission of ABSD) Order 2013 - Statutory instrument establishing ABSD remission provisions for qualifying nationals
[8] Understanding Property Stamp Duty in Singapore - BBC InCorp - Professional guidance on stamp duty compliance and payment procedures