Sarah Chen
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.
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.
BSD applies to every residential purchase, first home or not, on a progressive scale. As of 2026 the tiers are:
These rates were last revised in February 2023, when the top two tiers were added for higher-value homes.
ABSD is a flat percentage on top of BSD, set by buyer profile. The rates, unchanged since 27 April 2023, are:
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 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.
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.
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.
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.
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.
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.
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.
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.
The sell-one-buy-two calculator models the Singapore strategy where a couple sells their jointly owned home and each spouse buys a separate property in their sole name, allowing both purchases to qualify as first homes and avoid second-property ABSD. It calculates net sale proceeds, available cash and CPF, individual loan eligibility under TDSR, stamp duty on each new purchase, and total upfront cash required to confirm whether the strategy is feasible.
Sarah Chen·22 Jun 2026
The decoupling calculator helps Singapore property co-owners determine whether transferring one owner's share to the other is financially worthwhile. It compares the Additional Buyer's Stamp Duty saved on a subsequent purchase against the costs of decoupling, including Buyer's Stamp Duty on the transferred share, legal fees, and refinancing costs, to produce a net benefit figure.
Sarah Chen·22 Jun 2026© 2026 Cashew. All rights reserved.
