Buyer Tools · Updated August 2026
Stamp duty, seller's stamp duty, and what you can actually borrow — each one showing the full working, not just a number.
Most stamp duty calculators give you a total and leave you to trust it. These show every band, so you can see exactly where the number comes from and check it against IRAS yourself. All rates are current as of August 2026 and sourced below.
What you owe IRAS when you buy. BSD applies to everyone; ABSD depends on your residency and how many residential properties you already hold.
What you owe if you sell before the holding period is up. The rules changed on 4 July 2025 — which set applies depends on when you bought, not when you sell.
Banks cap your borrowing by TDSR and must stress-test the loan at 4% regardless of the rate you are offered. This works backwards from your income to a realistic purchase price.
Every figure above comes from the tables below. If IRAS or MAS revises them, the calculators are wrong until this page is updated — the date at the top tells you when it was last checked.
| Portion of price | Marginal 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 above S$3,000,000 | 6% |
In force for property acquired on or after 15 February 2023.
| Buyer profile | 1st property | 2nd | 3rd & beyond |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| FTA national | 0% | 20% | 30% |
| Entity / company | 65% | 65% | 65% |
In force since 27 April 2023. FTA nationals: citizens of the United States, Iceland, Liechtenstein, Norway and Switzerland.
| Sold within | Bought on/after 4 Jul 2025 | Bought before |
|---|---|---|
| 1st year | 16% | 12% |
| 2nd year | 12% | 8% |
| 3rd year | 8% | 4% |
| 4th year | 4% | Nil |
| After that | Nil | Nil |
Holding period extended from three to four years, and each rate raised by four percentage points, for residential property purchased on or after 4 July 2025, 12.00am. HDB flats are unaffected — the Minimum Occupation Period already exceeds the SSD window.
| Rule | Limit |
|---|---|
| TDSR — all debt as share of gross income | 55% |
| MSR — HDB and EC from developer only | 30% |
| Stress-test rate banks must assess at | 4.00% p.a. |
| LTV — no outstanding home loan | 75%, or 55% if tenure > 30 years or loan runs past age 65 |
| LTV — one outstanding loan | 45%, or 25% on the same condition |
| LTV — two or more | 35%, or 15% on the same condition |
| Minimum cash portion of downpayment | 5% at 75% LTV; 10% at 55%; 25% otherwise |
How is Buyer's Stamp Duty calculated in Singapore?
BSD is charged on a marginal basis against the higher of the purchase price or market value. For residential property acquired on or after 15 February 2023 the bands are 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, 5% on the next $1,500,000, and 6% on anything above $3,000,000. Because the rates are marginal, only the portion of the price falling inside each band is charged at that band's rate.
Can ABSD be paid using CPF or included in the mortgage?
No. ABSD must be paid in cash and cannot be financed through a home loan. It is due within 14 days of signing the document in Singapore, or 30 days if signed overseas. BSD may be paid using CPF savings in some circumstances, but ABSD may not. For most foreign buyers this cash requirement is the single largest practical constraint on a purchase.
How long must I hold a Singapore property to avoid Seller's Stamp Duty?
It depends on when you bought. For residential property purchased on or after 4 July 2025 the holding period is four years, with rates of 16%, 12%, 8% and 4% in years one through four. For property purchased before that date the holding period is three years, at 12%, 8% and 4%. Selling after the applicable holding period means no SSD is payable. HDB flats are unaffected by the 2025 change because the Minimum Occupation Period already exceeds it.
What is TDSR and how does it limit my loan?
The Total Debt Servicing Ratio caps your total monthly debt repayments at 55% of gross monthly income. Banks must assess your mortgage at the higher of your actual rate or a 4% per annum stress rate, so the loan you qualify for is calculated at 4% even when the rate you are offered is lower. Existing car loans, personal loans and credit card minimums all count towards the 55% and reduce what is left for a mortgage.
How much cash do I need upfront to buy a Singapore condo?
On a first property with no outstanding home loan the LTV limit is 75%, so 25% is downpayment, of which at least 5% must be cash and the remainder may come from CPF. On top of that you need BSD, any ABSD that applies, and legal fees. ABSD in particular must be cash. A buyer's true upfront cash requirement is therefore often much higher than the headline 5%.
Numbers looking tighter than you expected?
These calculators show the rules. What they cannot show is which projects, unit types and payment structures actually work at your budget — that part is worth a conversation.
Chat with Andee on WhatsAppThese calculators are provided for general guidance and produce indicative figures only. They do not account for every relief, remission, or exemption that may apply to your circumstances — including the ABSD remission for mixed-nationality married couples buying a first matrimonial home. Stamp duty and financing rules are set by IRAS and MAS and are subject to change. Nothing here constitutes financial, legal or tax advice. Confirm your position with a qualified conveyancing lawyer and your bank before committing to a purchase. Rates last verified against IRAS and MAS sources on 10 August 2026. Andee Ching, CEA No. R071050B, Huttons Asia Pte Ltd, Licence No. L3008899K.