Additional Buyer’s Stamp Duty (ABSD)
In Singapore’s property market, two stamp duties matter most for buyers:
- Buyer’s Stamp Duty (BSD) — generally applies to property purchases
- Additional Buyer’s Stamp Duty (ABSD) — an extra layer that depends on who is buying and how many residential properties they already own
ABSD often pairs with financing rules — see loan tenure & LTV limits when modelling a second property.
ABSD was introduced as a cooling measure to moderate speculative demand and multi-property accumulation. This guide demystifies ABSD: rates (as published with the original article), applicability, remissions, and impact by buyer category.
Important: ABSD rates and remissions change. The grid below is a historical snapshot as published with this guide (Sep 2023). Confirm live rates, definitions of residential property, and remissions on IRAS before you act. This site never auto-calculates stamp duty.
Who pays Additional Buyer’s Stamp Duty (ABSD)?
ABSD applies to individuals and entities, including foreign investors and housing developers. The rate depends on the buyer’s residency status and property count.
| Buyer profile | 1st property | 2nd property | 3rd property |
|---|---|---|---|
| Singapore Citizens (SC) | 0% | 20% | 30% |
| Singapore PRs (SPR) | 5% | 30% | 35% |
| Foreigners | 60% | 60% | 60% |
| Entities (including companies) | 65% | 65% | 65% |
| Housing developers | 35% (plus additional 5% non-refundable) | 35% (plus additional 5% non-refundable) | 35% (plus additional 5% non-refundable) |
Notes:
- Rates are based on residency status and the number of residential properties owned (counting rules are set by IRAS).
- For joint purchases, the highest applicable ABSD rate among the buyers typically applies.
- Special conditions may apply for remissions and exemptions (e.g. certain married-couple scenarios).
ABSD calculation examples (structure only)
Using the Sep 2023 grid for illustration — not a tax computation for your case:
Example 1
A Singapore Citizen buying their second property at S$1,000,000 would pay 20% ABSD → S$200,000.
Example 2
A foreigner purchasing a property at S$2,000,000 would incur 60% ABSD → S$1,200,000.
Example 3
An SPR buying their first property valued at S$800,000 would pay 5% ABSD → S$40,000.
ABSD is generally calculated on the higher of purchase price or market value (confirm with IRAS for your instrument).
When is ABSD payable?
- Within 14 days after signing the Sale & Purchase Agreement (S&P) if signed in Singapore.
- Within 30 days after receiving the document in Singapore if the S&P was signed overseas.
Late payment attracts penalties. ABSD is usually not rolled into the bank loan — plan cash (and CPF where allowed) separately.
Timeline for ABSD remission on buying and selling
For individuals selling an existing property and buying a new one (as framed in the original guide — verify current IRAS timelines):
- Singapore Citizens: May be eligible for ABSD remission if they sell their existing property within six months after the date of purchase or TOP of the new property, whichever is later (historical framing).
- Singapore Permanent Residents and foreigners: Generally no equivalent upgrade remission in the standard SC sense.
ABSD remission and exemptions (themes)
- Married couples (SC + SPR or SC + SC) — possible remission on a second property subject to conditions (e.g. selling the first within IRAS timelines).
- Newly married couples — joint purchases may qualify under specific rules.
- Properties held in trust — high ABSD rates can apply; remission only in narrow cases.
- Joint purchases — mixed residency → higher rate typically applies.
Special considerations
- Refinancing alone does not attract ABSD.
- Housing developers face a distinct ABSD structure (including non-refundable components in the historical table).
ABSD and property investment
ABSD is often the largest friction cost on a second property or a foreign purchase. It changes whether to sell first vs hold and buy, how joint ownership is structured, and whether a path is viable at all under cooling measures. Map ABSD before shortlisting projects.
Why ABSD matters
ABSD is a policy tool to keep the residential market more balanced and to discourage pure speculative multi-property accumulation. For households, it is a cash-planning constraint as much as a tax line item.
Navigating ABSD in transactions
Build ABSD into the decision early. For authoritative detail: IRAS. For scenario structure (first vs second property, SC/SPR joint buy), WhatsApp with the facts — we lay out trade-offs with sourced figures.
Conclusion
ABSD is central to Singapore residential strategy. Understanding who pays, when, and whether remission applies is essential before capital is committed. Rates above are historical (Sep 2023 structure) — always re-check IRAS.
Frequently asked questions
General
What is ABSD?
A tax on certain residential property purchases, layered on top of BSD, used to regulate demand (especially multi-property and foreign buying).
Who pays? Who is exempt?
SCs, SPRs, foreigners, and entities can all face ABSD depending on property count and status. Exemptions/remissions are narrow and condition-based.
How are rates determined?
Primarily by residency status and number of residential properties owned (IRAS counting rules).
Rates and calculation
What were the rates in this guide’s table?
See the grid above (Sep 2023 snapshot). Do not use without checking IRAS today.
How is ABSD calculated?
Typically on the higher of purchase price or market value × applicable rate.
Can ABSD be included in the home loan?
Generally no — pay separately, usually cash (CPF rules may allow limited use in some cases; confirm with CPF/IRAS).
Applicability
Commercial property?
ABSD targets residential property. Confirm classification for mixed-use or special cases with IRAS.
Gift / inheritance?
Different acquisition routes can still have stamp-duty consequences. Do not assume “no S&P” means “no tax.”
Overseas Singaporeans?
SCs living abroad are generally treated under SC ABSD rules for rate purposes.
Joint purchase with a minor?
ABSD can still apply; rate depends on the adult’s status and property count.
Payment and remission
When payable?
14 days (local S&P) / 30 days (overseas S&P received in Singapore) — confirm IRAS.
Instalments?
Generally must be paid in full by the due date.
Late payment?
Penalties apply.
Refund if I sell soon after buying?
Generally not refundable except where a formal remission/refund scheme applies (e.g. certain couple conditions).
Status changes
PR becomes SC after purchase?
ABSD is assessed on status at purchase. Separate refund pathways may exist for some first-property PR→SC cases — check IRAS.
See also
- Loan tenure & LTV limits — how much you can borrow after ABSD cash
- HDB upgrade paths — hold vs sell changes ABSD tier
- Market tides — why cooling measures exist
Next step
Modelling first vs second property, or SC/SPR joint purchase? Send the scenario on WhatsApp. We structure trade-offs — no stamp-duty calculator on this site.