What is Buyer's Stamp Duty (BSD) in Singapore?
Buyer's Stamp Duty (BSD) is a tax levied by the Inland Revenue Authority of Singapore (IRAS) on all property purchases. It applies to every buyer — Singapore Citizens, Permanent Residents, and foreigners alike. BSD is calculated on the higher of the purchase price or market value of the property.
BSD is separate from, and paid in addition to, Additional Buyer's Stamp Duty (ABSD), which applies to non-first-property purchases and non-Singapore Citizens.
Use our free stamp duty calculator Singapore to calculate your exact BSD and ABSD instantly.
BSD Rates Singapore 2026
BSD is charged on a tiered/marginal basis — different rates apply to different portions of the property price:
Residential Property BSD Rates
| Property Value Band | BSD Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1,500,000 | 5% |
| Amount exceeding S$3,000,000 | 6% |
Non-Residential Property BSD Rates
| Property Value Band | BSD Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Amount exceeding S$360,000 | 3% |
Note: The higher residential BSD rates (4–6%) for the upper tiers were introduced in February 2023 as part of cooling measures.
How to Calculate BSD — Step by Step
Formula:
- Apply 1% to the first S$180,000 = S$1,800
- Apply 2% to the next S$180,000 = S$3,600
- Apply 3% to the next S$640,000 = S$19,200
- Apply 4% to the next S$500,000 = S$20,000
- Apply 5% to the next S$1,500,000 = S$75,000
- Apply 6% to any amount above S$3,000,000
Quick formula for common price ranges: - For property ≤ S$1,000,000: BSD = 3% × price − S$5,400 - For S$1,000,001–S$1,500,000: BSD = 4% × price − S$15,400 - For S$1,500,001–S$3,000,000: BSD = 5% × price − S$30,400
BSD Calculation Examples
Example 1: S$500,000 HDB Flat
| Band | Calculation | BSD |
|---|---|---|
| First S$180,000 | × 1% | S$1,800 |
| Next S$180,000 | × 2% | S$3,600 |
| Remaining S$140,000 | × 3% | S$4,200 |
| **Total BSD** | **S$9,600** |
Example 2: S$1,000,000 Private Condo
| Band | Calculation | BSD |
|---|---|---|
| First S$180,000 | × 1% | S$1,800 |
| Next S$180,000 | × 2% | S$3,600 |
| Next S$640,000 | × 3% | S$19,200 |
| **Total BSD** | **S$24,600** |
*Quick check: 3% × S$1,000,000 − S$5,400 = S$24,600 ✅*
Example 3: S$1,500,000 Private Condo
| Band | Calculation | BSD |
|---|---|---|
| First S$180,000 | × 1% | S$1,800 |
| Next S$180,000 | × 2% | S$3,600 |
| Next S$640,000 | × 3% | S$19,200 |
| Next S$500,000 | × 4% | S$20,000 |
| **Total BSD** | **S$44,600** |
BSD vs ABSD — Understanding the Difference
| BSD | ABSD | |
|---|---|---|
| Who pays | Everyone | Non-first-property buyers; non-SCs |
| Rate | 1–6% (tiered) | 0–65% (flat on full price) |
| Purpose | Revenue for government | Property market cooling measure |
| Exemptions | Very limited | ABSD remissions for certain SC couples |
ABSD Rates 2026 (on top of BSD)
| Buyer Profile | 1st Property | 2nd Property | 3rd+ |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
For a Singapore Citizen buying their first property, only BSD applies — ABSD is 0%.
BSD Exemptions and Remissions
1. First-Time Buyer Remission (for SCs buying HDB) Singapore Citizens buying their **first HDB flat** are eligible for a BSD remission. The remission covers BSD on the first S$360,000 of the purchase price, saving up to S$5,400 in BSD.
2. Married Couples ABSD Remission Married couples where **at least one is a Singapore Citizen** buying their first residential property together can claim a full ABSD remission (if they meet the conditions and co-apply). This applies to the 5% ABSD that would otherwise apply to the PR spouse.
3. Foreigners Under FTAs Americans receive ABSD treatment equivalent to Singapore PRs on their first property purchase, due to the US-Singapore Free Trade Agreement (USSFTA). They still pay full BSD.
4. Decoupling for Married Couples (Avoiding ABSD on 2nd Property) A married couple who jointly own one property can "decouple" — one spouse takes full ownership of the existing property, allowing the other spouse to buy a second property as a "first property" (0% ABSD for SCs). Note: this involves legal costs and may have CPF implications.
When Is BSD Due?
| Transaction Type | BSD Payment Deadline |
|---|---|
| Signing of Sale & Purchase Agreement | Within 14 days |
| Exercising Option to Purchase (OTP) | Within 14 days of exercise |
| HDB flat purchase | At signing of agreement |
Late payment incurs penalties of up to 4× the unpaid duty. Always ensure funds are ready before signing.
Can You Pay BSD with CPF?
Yes. For residential properties, BSD can be paid using CPF Ordinary Account funds. ABSD, however, must be paid in cash and cannot come from CPF.
Total Stamp Duty — Combined BSD + ABSD Examples
Singapore Citizen Buying 1st Property
| Property Price | BSD | ABSD (0%) | Total Stamp Duty |
|---|---|---|---|
| S$500,000 | S$9,600 | S$0 | S$9,600 |
| S$1,000,000 | S$24,600 | S$0 | S$24,600 |
| S$1,500,000 | S$44,600 | S$0 | S$44,600 |
Singapore Citizen Buying 2nd Property
| Property Price | BSD | ABSD (20%) | Total Stamp Duty |
|---|---|---|---|
| S$500,000 | S$9,600 | S$100,000 | S$109,600 |
| S$1,000,000 | S$24,600 | S$200,000 | S$224,600 |
| S$1,500,000 | S$44,600 | S$300,000 | S$344,600 |
Foreigner Buying 1st Property
| Property Price | BSD | ABSD (60%) | Total Stamp Duty |
|---|---|---|---|
| S$500,000 | S$9,600 | S$300,000 | S$309,600 |
| S$1,000,000 | S$24,600 | S$600,000 | S$624,600 |
| S$1,500,000 | S$44,600 | S$900,000 | S$944,600 |
Calculate your exact stamp duty for any scenario with our stamp duty calculator.
Frequently Asked Questions
Is BSD refundable if the sale falls through?
Yes. If a property purchase is aborted (e.g., the buyer does not exercise the OTP, or the sale is voided), BSD that has been paid can be refunded by IRAS. ABSD paid on an aborted transaction can also be refunded. Apply to IRAS within the prescribed timeframes.
Does BSD apply to HDB flats?
Yes. BSD applies to all residential property purchases in Singapore, including HDB BTO and resale flats. The BSD rate table is the same as for private property.
Can BSD be included in the home loan?
No. BSD (and ABSD) cannot be added to your home loan — they must be paid upfront from cash or CPF. BSD can be paid from CPF OA; ABSD must be in cash.
What is the difference between stamp duty and property tax?
Stamp duty (BSD/ABSD) is a one-time tax paid when you purchase a property. Property tax is an annual recurring tax on the Annual Value of your property, paid every year you own it. The two are separate obligations.
How do I pay BSD in Singapore?
Pay electronically via IRAS e-Stamping portal using your Singpass. Your lawyer or HDB typically handles this on your behalf as part of the conveyancing process. Payment can be made via PayNow, internet banking, or GIRO.