Stamp Duty in Singapore, Simply Explained for Families

When you buy a property in Singapore, stamp duty is one of the largest upfront costs you will face. It is also one of the least-understood line items for first-time buyers.

Here is the plain-language version.

Buyer's Stamp Duty (BSD) — paid by everyone

BSD applies to every residential purchase in Singapore, regardless of whether you are a citizen, a permanent resident or a foreigner, and regardless of how many properties you own.

The rates are progressive: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, then 4% from $1M to $1.5M, 5% from $1.5M to $3M, and 6% above that.

For a $900,000 flat, BSD works out to $21,600.

BSD must be paid within 14 days of exercising the Option to Purchase. It can be paid in cash or from your CPF Ordinary Account.

Additional Buyer's Stamp Duty (ABSD) — the big one for second properties

ABSD sits on top of BSD. The rate depends on your residency status and how many residential properties you already own.

Singapore Citizens: 0% on your first property, 20% on your second, 30% on your third and beyond.

Permanent Residents: 5% on your first, 30% on your second, 35% on your third and beyond.

Foreigners: 60% on any residential property.

For most first-time family buyers who are citizens, ABSD is zero — BSD is the only stamp duty you pay. But for a citizen buying a second property, 20% on a $1M condo is $200,000, on top of everything else.

That number is large enough that it should sit at the centre of your planning if you are thinking about upgrading while holding on to your current home, not treated as a footnote.

Work out your exact figure on the Stamp Duty calculator — it shows the full tier breakdown rather than just a total.

Seller's Stamp Duty (SSD) — if you sell too soon

SSD applies when you sell a private residential property soon after buying it. The rules changed on 4 July 2025, and this catches people out.

For property bought on or after 4 July 2025, the holding period is four years, at 16% in year one, 12% in year two, 8% in year three and 4% in year four. Sell after four years and no SSD is due.

For property bought before that date, the older schedule still applies: three years, at 12%, 8% and 4%.

SSD does not apply to HDB flats. HDB has its own Minimum Occupation Period of five years instead, during which you cannot sell at all.

What this means for planning your purchase

If this is your first property and you are a Singapore Citizen, BSD is your only stamp duty. Budget roughly 2 to 3% of the purchase price, and have it ready in cash or CPF within 14 days of exercising the option.

If you already own a property and are weighing whether to buy another without selling, the ABSD cost is large enough to change whether the move makes sense at all. That is a conversation worth having before you start viewing.

Stamp duty can quietly decide whether a property move works financially.

Send me your situation and I will run through the numbers with you.