Additional Buyer's Stamp Duty Singapore: 2026 Rates, Calculator & Guide
Every time someone asks "how much does it cost to buy a second property in Singapore?", the honest answer starts with three letters: ABSD.
The Additional Buyer's Stamp Duty is the single largest variable cost in any Singapore investment property transaction. Miss it, underestimate it, or structure around it illegally, and the financial consequences are severe. Since the cooling measures that took effect on 27 April 2023, the rates have hit historic highs — and they are not coming down soon.
Here is everything you need to know, with exact numbers.
What Is ABSD and Who Pays It?
ABSD is a flat-rate tax levied on top of the standard Buyer's Stamp Duty (BSD) whenever a qualifying buyer acquires a residential property. Your rate depends on two things: your residency status and how many residential properties you already own — or partially own — at the point of contract signing.
Even a 1% fractional share in any residential property counts as full ownership for ABSD purposes. There are no partial credits.
2026 ABSD Rate Table
| Buyer Profile | 1st Property | 2nd Property | 3rd & Subsequent |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore Permanent Resident (SPR) | 5% | 30% | 35% |
| Foreign National | 60% | 60% | 60% |
| Corporate Entity | 65% | 65% | 65% |
| Housing Developer | 40% (5% non-remittable + 35% upfront remittable) | — | — |
Source: IRAS, post-April 27, 2023 cooling measures
For most Singapore Citizen investors with an existing home, the relevant number is 20% on a second residential property.
Worked Example: SC Buying a S$1.5M Condo
A Singapore Citizen already owning one property purchases a second private condominium at S$1,500,000.
Step 1: Buyer's Stamp Duty (BSD)
BSD is calculated progressively on the full purchase price:
- First S$180,000 at 1% = S$1,800
- Next S$180,000 at 2% = S$3,600
- Next S$640,000 at 3% = S$19,200
- Remaining S$500,000 at 4% = S$20,000
- Total BSD = S$44,600
Step 2: Additional Buyer's Stamp Duty (ABSD)
As an SC buying a second residential property, the flat rate is 20%:
- S$1,500,000 × 20% = S$300,000 ABSD
Step 3: Total Stamp Duty Payable
- BSD: S$44,600
- ABSD: S$300,000
- Total: S$344,600
Both amounts must be paid in full within 14 days of signing the Sale and Purchase Agreement. No instalment plans. You can use CPF Ordinary Account savings, but because the 14-day deadline is tight, most buyers pay cash first and then claim reimbursement from their CPF.
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The ABSD Remission for Married Couples
If you are a married couple where at least one spouse is a Singapore Citizen, you can apply for a full ABSD refund on a second property — but the conditions are strict.
You must:
- Purchase the replacement property jointly in both spouses' names only (no other co-owners)
- Pay the 20% ABSD upfront at the point of purchase
- Sell your first residential property within six months of the purchase date (if it is a completed resale unit), or within six months of the TOP or CSC date (if the replacement is an uncompleted new launch)
- Submit the refund application via IRAS myTax Portal within six months of the first property's sale date
The six-month window is a hard deadline. IRAS does not grant extensions. If you miss the sale date, the S$300,000 (on a S$1.5M purchase) is forfeited in full. This mechanism is commonly used by upgraders who are transitioning from an existing home to a new one rather than building a multi-property portfolio.
ABSD for SPRs: The 30% Trap
Permanent Residents who already own one property face a 30% ABSD on any second acquisition. On a S$1.5M property, that is S$450,000 in ABSD alone — before BSD. At this rate, direct residential property investment becomes extremely difficult to justify financially for most SPRs.
The standard strategic response for SPRs is either:
- Target commercial-zoned conservation shophouses, which carry zero ABSD regardless of ownership count
- Invest via S-REITs on the Singapore Exchange, which are completely exempt from ABSD
ABSD for Foreigners: Effectively a Prohibition
The 60% flat rate for foreign nationals on all residential purchases amounts to a practical restriction on foreign residential investment. A foreigner buying a S$2 million condominium pays S$1.2 million in ABSD before accounting for BSD. Foreign investors routing capital into Singapore's property market typically do so through commercial properties, which carry no ABSD, or through the S-REIT structure.
The 99-to-1 Scheme: A Criminal Record, Not a Loophole
IRAS has made clear that artificial multi-step structures designed to minimize ABSD — most notably the "99-to-1" arrangement — constitute tax avoidance under Section 33A of the Stamp Duties Act.
As of May 2024, IRAS had audited 187 cases of such arrangements, found tax avoidance in 166 of them, and clawed back over S$60 million in ABSD and surcharges. The penalty is 1.5x the evaded ABSD (the original duty plus a 50% surcharge). In February 2025, the first criminal prosecution was concluded — a mother and son were jailed for two weeks for deleting 109 WhatsApp messages to hide their premeditated intent.
Legitimate decoupling (buying out a spouse's share at fair market value through a proper Part-Purchase transaction) remains legal. Pre-meditated structures created purely to avoid ABSD are not.
Corporate Structures and ABSD
Entities and corporate buyers pay a flat 65% ABSD on all residential acquisitions. The use of trusts to conceal beneficial ownership is subject to the ABSD (Trust) rate of 65% upfront, with a potential refund available only where the trust holds property for identifiable individuals with immediately vested, unconditional beneficial interests.
What This Means for Your Investment Math
The S$300,000 ABSD on a S$1.5M second property is not a rounding error — it is a capital drag that typically takes 12 to 15 years to recover at a 3% net rental yield. Any serious investment analysis of a Singapore second-property purchase must front-load this cost and model the payback period honestly.
The Singapore Investment Property Guide works through exactly this math — including how different buyer profiles, decoupling strategies, and exit timings affect the total return calculation across a range of property values and holding periods.
ABSD rates are set by IRAS and can be amended by government policy. The rates above reflect the post-April 27, 2023 schedule. Always verify with IRAS or a qualified conveyancing lawyer before transacting.
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