Stamp Duty Calculator
Work out the stamp duty on any Singapore property transaction. Start with Buyer's Stamp Duty and ABSD, or switch tabs for seller, rental, and loan stamp duty. Figures update as you type.
Rates effective 27 Apr 2023. Estimates only, exclusive of legal and other conveyancing fees. Reliefs and remissions (e.g. ABSD refunds for married couples) are not applied. Speak to a Cashew advisor for figures specific to your purchase.
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The ABSD shortcut that could cost you the property
Nominee arrangements designed to avoid Additional Buyer's Stamp Duty are treated as sham transactions by IRAS, meaning the avoided tax becomes payable with penalties. Worse, courts will not enforce ownership claims built on an illegal purpose, so the real buyer can lose the property entirely to the nominee. Legitimate alternatives like decoupling exist but carry their own stamp duty costs and should be fully priced before assuming they save money.
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ABSD evasion through nominee ownership: what this $3M case means for borrowers
Using a nominee buyer to avoid Additional Buyer's Stamp Duty is illegal under the Stamp Duties Act and does not withstand scrutiny from banks or IRAS. A recent case involving a S$3 million property showed how a 1% ownership transfer to secure a mortgage exposed the entire arrangement, triggering ABSD recovery, penalties, and potential prosecution. Legitimate options for managing ABSD exposure include spousal ownership structuring or selling the first property before purchasing the next.
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Own both an HDB flat and private property in Singapore? Here's what borrowers need to know
Dual ownership of an HDB flat and private property is legal in Singapore, but only after the HDB flat's Minimum Occupation Period is fulfilled. Retaining both properties triggers 20% ABSD for citizens on the private purchase, restricts future HDB financing to bank loans only, and requires both mortgages to be counted under the 55% TDSR cap. The reverse path, buying an HDB resale flat while holding private property, requires disposal of the private property within six months of completion.
Sarah Chen·8 May 2026Good to know
Understanding Buyer's Stamp Duty
The stamp duty calculator works out the total stamp duty payable when you buy a home in Singapore, combining Buyer's Stamp Duty (BSD), which everyone pays, with Additional Buyer's Stamp Duty (ABSD), which depends on your residency status and how many properties you own. It shows your full upfront tax, with a bracket-by-bracket breakdown, in seconds.
This is the main stamp duty hub. The other three property stamp duties have their own tabs: the Seller's Stamp Duty calculator, the Mortgage (loan) stamp duty calculator, and the Rental stamp duty calculator.
What this calculator does
Stamp duty is one of the largest upfront costs of buying property in Singapore, and it has two parts. You enter the purchase price (or market value, whichever is higher), your buyer profile (Singapore Citizen, Permanent Resident, foreigner or entity) and the number of residential properties you will own after the purchase. The calculator then returns your BSD, your ABSD, and the combined total you must budget for, with each marginal-rate bracket shown.
This matters because the same S$1.5 million home can carry wildly different stamp duty depending on who is buying and how many properties they hold.
How Buyer's Stamp Duty (BSD) is calculated
BSD applies to every residential purchase, first home or not, on a progressive scale. As of 2026 the tiers 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$1,500,000
- 6% on any amount above S$3,000,000
These rates were last revised in February 2023, when the top two tiers were added for higher-value homes.
How Additional Buyer's Stamp Duty (ABSD) is calculated
ABSD is a flat percentage on top of BSD, set by buyer profile. The rates, unchanged since 27 April 2023, are:
- Singapore Citizens: 0% on the first property, 20% on the second, 30% on the third and subsequent.
- Permanent Residents: 5% on the first property, 30% on the second and subsequent.
- Foreigners: 60% on any residential property.
- Entities (companies, trusts): 65%.
Nationals of the United States, Iceland, Liechtenstein, Norway and Switzerland are treated as Singapore Citizens under Free Trade Agreements, paying 0% ABSD on a first property. Where buyers of different profiles purchase jointly, the highest applicable ABSD rate applies to the entire price.
A worked example
A Singapore Citizen couple buying their first home at S$1.5 million pays BSD of S$44,600 and no ABSD, a total of S$44,600. If the same couple buys a second property at the same price, ABSD of 20% (S$300,000) is added, taking the total to S$344,600. The difference shows why your property count is the single biggest driver of stamp duty, and the calculator captures it precisely.
Who should use it
First-time buyers use it to budget their full upfront cash outlay alongside the downpayment. Upgraders and investors use it to weigh the ABSD impact of buying a second or third property. Foreign buyers and PRs use it to understand the substantial surcharge they face. It is also essential for couples considering decoupling, where one spouse exits the title to reset their ABSD count.
Why getting this right matters
Stamp duty must be paid within 14 days of signing the agreement if executed in Singapore (30 days if overseas), and it is largely paid in cash up front. Underestimating it can derail a purchase. Knowing the exact figure in advance lets you plan your cash and CPF, decide whether decoupling or buying under one name makes sense, and avoid unwelcome surprises at completion.
Frequently asked questions
Who has to pay Buyer's Stamp Duty in Singapore?
Every buyer of residential property pays BSD, regardless of nationality or whether it is a first home. It applies to HDB flats, condos and landed homes.
How much is ABSD for a second property?
For a Singapore Citizen, ABSD on a second residential property is 20% of the price or market value, whichever is higher. PRs pay 30% on a second property.
Do foreigners pay more stamp duty?
Yes. Foreigners pay 60% ABSD on any residential purchase, on top of BSD, though certain FTA nationals are treated as citizens on a first property.
Can ABSD be paid using CPF?
ABSD and BSD can be paid from your CPF Ordinary Account on a reimbursement basis in some cases, but you typically need cash first to meet the tight payment deadline. Confirm eligibility with IRAS and your conveyancer.
When is stamp duty due?
Within 14 days of signing the Sale and Purchase Agreement or Option to Purchase if signed in Singapore, or within 30 days if signed overseas.
This guide reflects rates current in 2026 and is for general information only. Verify your liability with IRAS or a conveyancing lawyer before transacting.