Property Tax Overview in Singapore

Singapore property owners pay two distinct layers of property-related tax: a recurring Annual Property Tax (APT) assessed each calendar year, and one-off stamp duties triggered on purchase or early sale. The Inland Revenue Authority of Singapore (IRAS) administers both under the Property Tax Act 1960 and the Stamp Duties Act 1929. There is no council tax, municipal rates, or local authority levy of any kind in Singapore beyond the APT.

How is Singapore Annual Property Tax calculated?

APT is assessed on the Annual Value (AV) of each property - the estimated market rent the property could command for one year if let unfurnished. IRAS reviews AVs annually based on comparable rental transactions. The APT formula is: Tax = AV x applicable progressive rate. Rates differ sharply depending on whether the owner physically occupies the property as their principal residence. A property is "owner-occupied" for the purpose of the lower rate band only if the owner lives there; a second home, a flat let to tenants, and a vacant investment property all attract the higher non-owner-occupier (NOO) rate schedule. Non-residential commercial and industrial property is taxed at a flat 10% of AV regardless of use [1].

What are the 2025 owner-occupier and non-owner-occupier rate bands?

The Budget 2022 measures phased in substantial APT rate increases across 2023 and 2024 to enhance progressivity. A further AV-band revision took effect from 1 January 2025, widening the zero-rate band to benefit HDB flat owners. The current schedules as published by IRAS [1] and confirmed by gov.sg [2] are:

The 2025 revision moved the first owner-occupier band threshold from SGD 8,000 to SGD 12,000, ensuring all one- and two-room HDB flats pay zero APT. For 2026 bills, IRAS announced a one-off rebate of 15% for owner-occupied HDB flats and 10% (capped at SGD 500) for owner-occupied private residential properties [1]. The NOO schedule was last revised from 1 January 2024 and remains unchanged for 2025 [2].

What is Buyer's Stamp Duty (BSD) and how is it computed?

BSD applies to every property purchase in Singapore regardless of buyer nationality, property type, or ownership count. The duty is calculated on the higher of purchase price or market value. The current BSD rate schedule for residential property (effective 15 February 2023, following the last revision that introduced the 5% and 6% bands for higher-value homes) [3]:

• First SGD 180,000 of consideration: 1%
• Next SGD 180,000 (SGD 180,001-360,000): 2%
• Next SGD 640,000 (SGD 360,001-1,000,000): 3%
• Next SGD 500,000 (SGD 1,000,001-1,500,000): 4%
• Next SGD 1,500,000 (SGD 1,500,001-3,000,000): 5%
• Amount exceeding SGD 3,000,000: 6%

BSD must be paid within 14 days of the date of the contract or agreement. Non-residential (commercial and industrial) property follows the same BSD bands but is capped at 5% above SGD 1,500,000 [3].

What is Additional Buyer's Stamp Duty (ABSD) - including the 60% foreigner rate?

ABSD is a surcharge layered on top of BSD and applies exclusively to residential property purchases. The rate depends on the buyer's residency status and the number of residential properties already owned. The current ABSD schedule (effective 27 April 2023 following the latest cooling-measure revision) [3]:

Singapore Citizens pay 0% ABSD on their first residential property, 20% on their second, and 30% on their third or subsequent property. Singapore Permanent Residents (PRs) pay 5% on their first, 30% on their second, and 35% on their third or subsequent property. Foreigners (non-citizens, non-PRs) pay 60% on any residential property purchase, regardless of how many properties they already own - this rate was doubled from 30% on 27 April 2023. Legal entities and trustees pay 65% on any residential purchase. Housing developers pay 35% plus an additional non-remittable 5%. ABSD is computed on the same consideration base as BSD (higher of purchase price or market value) and must be paid within 14 days of the contract date [3]. Nationals of countries with Free Trade Agreements covering real estate (including the United States, Iceland, Liechtenstein, Norway, and Switzerland) qualify for ABSD remission to Singapore Citizen rates on their first residential property [3].

How does Seller's Stamp Duty (SSD) work?

SSD discourages short-term residential property speculation by imposing a declining duty on sales within a set holding period. The Government extended the holding period and raised SSD rates effective 4 July 2025 [4]. Two schedules now operate in parallel depending on the acquisition date:

For properties acquired on or after 4 July 2025: SSD applies if the property is sold within four years. Rate: 16% if sold within 1 year; 12% if sold in year 2; 8% if sold in year 3; 4% if sold in year 4; nil beyond 4 years.

For properties acquired between 11 March 2017 and 3 July 2025: the prior three-year schedule applies - 12% within 1 year, 8% in year 2, 4% in year 3, nil beyond 3 years.

SSD is payable on the higher of selling price or market value at the date of disposal. No SSD applies to commercial property; industrial property operates a separate three-tier schedule (15%/10%/5% within 3 years) [3].

Singapore has no council tax, no municipal rates levy, and no local authority property charge. The APT described above is the sole recurring annual tax on property ownership. Property owners do pay Service and Conservancy Charges (S&CC) for town council maintenance of common areas in HDB estates, but these are not a tax - they are a fee-for-service payable to the town council, not IRAS, and the amounts vary by flat type.

For questions specific to your property, ownership structure, or ABSD exposure as a foreigner or PR, consult a Singapore country overview for broader context on the tax environment, and engage a qualified tax professional registered with the Institute of Singapore Chartered Accountants (ISCA) or a Singapore law firm licensed to advise on stamp duty matters. The rates and thresholds on this page reflect IRAS guidance as of June 2026; ABSD, SSD, and APT schedules are subject to change at each Budget announcement.