How to calculate Seller's Stamp Duty (SSD) in Singapore

The rates

For purchases on/after 4 July 2025, the holding period is four years:

• Held up to 1 year — 16%
• Held over 1 year, up to 2 — 12%
• Held over 2 years, up to 3 — 8%
• Held over 3 years, up to 4 — 4%
• Held more than 4 years — nothing

For earlier purchases the legacy schedule applies over a three-year holding period:

• Held up to 1 year — 12%
• Held over 1 year, up to 2 — 8%
• Held over 2 years, up to 3 — 4%
• Held more than 3 years — nothing

It's charged on the sale price or valuation, whichever is higher. Not on your profit. You can sell at a loss and still owe SSD.

Getting the dates right

The clock starts the day you signed the Option to Purchase when you bought, not the day the sale completed. Those can be months apart on a new launch, and it matters — the difference between 4% and 0% on a $1.8m sale is $72,000.

A worked example

Bought on/after 4 July 2025 and selling a $1,800,000 condo three years and two months later:

• Holding period falls in the "over 3, up to 4 years" band
• Rate: 4%
• SSD: $72,000

Waiting another ten months takes that to zero. If you're anywhere near the four-year mark, check the exact date before you accept an offer.

Check your own timing

Buying again after you sell? Remember ABSD applies to the next purchase based on what you own at that moment, so the order of your transactions changes the bill.

Where people get this wrong

• Counting from the completion date instead of the option date. This one is expensive.
• Thinking SSD is charged on profit. It's on the sale price.
• Selling three weeks before the four-year mark (for a purchase on/after 4 July 2025) to close a deal, and paying 4% for the privilege.

The steps, in order

1. Find your acquisition date. This is the date you signed the Option to Purchase or the Sale and Purchase Agreement, not the completion date.
2. Find your disposal date. This is the date the buyer exercises the option on your sale.
3. Count the holding period. Measure the time between the two dates in years and months.
4. Match the holding period to a rate. For purchases on/after 4 July 2025: up to 1 year is 16%, over 1 and up to 2 years is 12%, over 2 and up to 3 years is 8%, over 3 and up to 4 years is 4%, and over 4 years is 0%. For earlier purchases the legacy schedule applies: 12%, 8%, 4% and 0% across 3 years.
5. Apply the rate. Multiply the rate by the sale price or market valuation, whichever is higher. SSD is paid by the seller within 14 days of the sale document.