How to calculate Additional Buyer's Stamp Duty (ABSD)

The rate table

ABSD depends on two things: who you are, and how many Singapore residential properties you already own.

• Singapore Citizen — 0% first, 20% second, 30% third and beyond
• Permanent Resident — 5% first, 30% second, 35% third and beyond
• Foreigner — 60% on any residential property
• Entity or company — 65%

Counting your properties

This is where people trip. A half share in your parents' flat counts as a property. So does something you inherited and never lived in. A condo in Melbourne does not — only Singapore residential property counts.

If you're holding a share of something and planning to buy, look at decoupling before you commit. Transferring your share out first can move you back into a lower ABSD band, though the transfer itself attracts duty.

Buying with someone else

The highest applicable rate applies to the whole purchase. A citizen buying a first home with a foreigner spouse pays 60% on the full price, not 30% each.

The exception is married couples with at least one Singapore Citizen buying a second property. If you sell the first within six months of completion, you can claim the ABSD back. The remission guide covers the deadlines, and they are strict.

A worked example

A PR couple buying a $1,800,000 condo as their first Singapore property:

• Dutiable value: $1,800,000
• ABSD rate: 5%
• ABSD: $90,000
• Plus BSD of $59,600
• Total: $149,600

Work out yours

Set your profile and property count below. If you also want BSD and SSD in the same view, use the full calculator.

Where people get this wrong

• Forgetting an inherited share counts toward the property count.
• Assuming a mixed-nationality couple splits the rate. They don't — the highest rate applies to everything.
• Missing the six-month remission window. There are no extensions for a slow buyer.
• Not knowing about the FTA exemption. American and Swiss buyers routinely overpay because nobody told them.

The steps, in order

1. Count the residential properties you own. Count every Singapore residential property you hold, including partial shares and inherited property. Overseas property does not count.
2. Identify your residency status. Singapore Citizen, Permanent Resident, foreigner, or entity. Nationals of the United States, Switzerland, Liechtenstein, Norway and Iceland are treated as citizens under free trade agreements.
3. Look up your rate. Citizens pay 0% on a first property, 20% on a second, 30% on a third or more. PRs pay 5%, 30%, then 35%. Foreigners pay 60% on any residential purchase. Entities pay 65%.
4. Apply the higher rate for joint purchases. When two people buy together, the profile that produces the highest ABSD applies to the entire purchase, not just to that person’s share.
5. Multiply the rate by the dutiable value. Multiply your rate by the purchase price or market valuation, whichever is higher. This amount sits on top of BSD.