How much ABSD does a foreigner pay in Singapore?
60% of the purchase price or market value, whichever is higher, on any residential property. It does not matter whether it is your first Singapore property or your fifth — the rate is flat and it is the highest applied to any individual buyer.
On a S$1,500,000 condominium that is S$900,000 in ABSD, on top of S$44,600 in Buyer's Stamp Duty. Total duty before legal fees, valuation and any other cost: S$944,600 — roughly 63% of the price of the home.
| Buyer | ABSD rate | ABSD | BSD | Total duty |
|---|---|---|---|---|
| Foreigner | 60% | S$900,000 | S$44,600 | S$944,600 |
| Entity or trustee | 65% | S$975,000 | S$44,600 | S$1,019,600 |
| PR, first property | 5% | S$75,000 | S$44,600 | S$119,600 |
| PR, second property | 30% | S$450,000 | S$44,600 | S$494,600 |
| PR, third and subsequent | 35% | S$525,000 | S$44,600 | S$569,600 |
| Citizen, first property | None | S$0 | S$44,600 | S$44,600 |
The 60% rate took effect on 27 April 2023, doubling the previous 30%. It is the largest single increase in the tax since it was introduced in 2011.
Which nationalities are exempt from ABSD?
Five jurisdictions have Free Trade Agreements with Singapore that require their people to be given the same stamp duty treatment as Singapore Citizens. Qualifying buyers therefore pay no ABSD on a first residential property, rather than 60%.
The distinction between the two groups matters and is widely reported incorrectly:
| Jurisdiction | Who qualifies |
|---|---|
| Iceland | Nationals and Permanent Residents |
| Liechtenstein | Nationals and Permanent Residents |
| Norway | Nationals and Permanent Residents |
| Switzerland | Nationals and Permanent Residents |
| United States of America | Nationals only — Permanent Residents do not qualify |
A US green card holder who is not a US citizen pays the full 60%. A Norwegian permanent resident does not. This is the detail to check before assuming an exemption applies.
How do I claim the Free Trade Agreement remission?
The remission is not automatic in the sense of requiring nothing — it is obtained by stamping through the IRAS myTax Portal, which issues a remission certificate. Your conveyancing lawyer normally handles this as part of the stamping process, but it is worth confirming they have identified you as a qualifying buyer before the document is stamped.
Where a trust instrument is involved, the route is different: submit a remission application through myTax Portal under Request, then Apply for Assessment or Appeal for Waiver, specifying the FTA remission and attaching a copy of the trust instrument and the Option to Purchase or Sale and Purchase Agreement.
What do Singapore Permanent Residents pay?
A Singapore PR pays 5% ABSD on a first residential property. There is no exemption for a first home as there is for citizens — the 5% applies even to a first HDB flat bought under a scheme that permits PR ownership.
The rates rise steeply after that: 30% on a second residential property and 35% on a third or subsequent. A PR upgrading from a flat to a condominium without selling first is looking at 30%, which on a S$1.5 million purchase is S$450,000.
- PRs may be eligible for the married-couple remission where one spouse is a Singapore Citizen.
- Property owned overseas does not count towards the property count.
- A part share in a Singapore property does count — owning half a flat makes the next purchase a second property.
What happens if a citizen and a foreigner buy together?
The highest applicable ABSD rate applies to the entire purchase, not to each share proportionally. A Singapore Citizen buying jointly with a foreign spouse pays 60% on the whole property, not 30% on half of it.
The exception is the married-couple remission, which can apply where the couple includes a Singapore Citizen, the property is bought in both names only, and the other conditions are met. That route is worth understanding in detail before structuring a joint purchase.
What are the total upfront costs beyond ABSD?
ABSD is the largest line but not the only one, and none of it is financeable. Loan-to-value limits are calculated on the property price; every duty and fee below sits outside them.
- Additional Buyer's Stamp Duty — S$900,000 at 60%.
- Buyer's Stamp Duty — S$44,600, on the same sliding scale everyone pays.
- Downpayment — at least 25% of the price for a first housing loan under the 75% LTV limit, of which at least 5% must be cash.
- Legal and conveyancing fees, typically S$2,500 to S$4,000.
- Valuation fee, and fire insurance where the lender requires it.
- Property tax, charged annually on the Annual Value and at a higher rate for non-owner-occupied property.
A foreigner cannot use CPF, so every figure above is cash. Stamp duty is due within 14 days of the document being signed in Singapore — the money has to be liquid, not merely committed.
Work out your own number
Stamp Duty Calculator Singapore
Set the buyer profile to Foreigner or PR and enter your price for an exact BSD and ABSD breakdown.
Open the calculator →Frequently asked questions
How much is ABSD for foreigners?
60% of the purchase price or market value, whichever is higher, on any Singapore residential property. On a S$1,500,000 home that is S$900,000. The rate applies whether it is your first Singapore property or not, and it has been 60% since 27 April 2023.
Which nationalities are exempted from ABSD?
Nationals and permanent residents of Iceland, Liechtenstein, Norway, Switzerland, and nationals of the United States of America. Note the difference: the four European jurisdictions cover both nationals and permanent residents, while the United States covers nationals only. A US green card holder who is not a US citizen pays the full 60%.
Do US citizens still pay BSD even though they are exempt from ABSD?
Yes. The Free Trade Agreement remission gives qualifying buyers the same treatment as a Singapore Citizen, and Singapore Citizens pay Buyer's Stamp Duty on every purchase. Only the additional duty is remitted, not the basic one.
What happens to my ABSD if I become a Singapore PR after buying?
Your ABSD liability is fixed by your status at the date of purchase, so becoming a PR afterwards does not create a refund on a completed transaction. IRAS does address the situation where you are in the process of obtaining citizenship or PR at the time of purchase, so raise it with them before stamping rather than after.
Can a foreigner buy an HDB flat in Singapore?
No. Foreigners cannot buy HDB flats, whether new or resale. Foreign buyers are limited to private residential property, and buying landed residential property additionally requires approval from the Singapore Land Authority.
Can I use CPF to pay ABSD?
Only if you have a CPF account, which foreigners do not. Singapore Citizens and PRs can use CPF Ordinary Account savings towards BSD and ABSD, but as a reimbursement — the duty is paid in cash first and claimed back afterwards.
Can I set up a company to avoid ABSD?
No. Entities pay 65% ABSD, which is higher than the 60% an individual foreigner pays. Holding residential property through a company is more expensive, not less, and trustees are also charged at 65%.
Does ABSD apply to commercial property bought by a foreigner?
No. ABSD applies only to residential property. A foreigner buying commercial or industrial property in Singapore pays Buyer's Stamp Duty only, on a scale that tops out at 5% rather than 6%.
Can I get a loan to cover ABSD?
No. Loan-to-value limits are calculated against the property price and stamp duty sits outside them. Banks do not lend against stamp duty, which is why a foreign buyer needs the full 60% available in cash within 14 days of signing.
Will the 60% ABSD rate for foreigners be reduced?
There is no announced plan to reduce it. The rate has only ever moved upwards: 10% when ABSD was introduced in December 2011, 15% in January 2013, 20% in July 2018, 30% in December 2021 and 60% in April 2023. Rates are set by the Ministry of Finance and can change without notice, which is why this page carries the date it was last checked against IRAS.
Sources
Every rate on this page was read directly from IRAS on . Stamp duty rules change with little notice — confirm against IRAS before you commit to a purchase.
- ↗ IRAS — Additional Buyer's Stamp Duty (ABSD)
- ↗ IRAS — Foreigners eligible for ABSD remission under Free Trade Agreements
- ↗ IRAS — Buyer's Stamp Duty (BSD)
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