How to calculate stamp duty on private property in Singapore

Same rates, bigger numbers

There's no special schedule for condos or landed homes. Private property uses the same residential BSD tiers and the same ABSD rates as an HDB resale flat. The difference is that private prices push you into the upper tiers, where 5% and 6% start doing real damage.

$2 million condo

• 1% × $180,000 = $1,800
• 2% × $180,000 = $3,600
• 3% × $640,000 = $19,200
• 4% × $500,000 = $20,000
• 5% × $500,000 = $25,000
• BSD = $69,600

A citizen buying a first home stops there. A foreigner adds $1,200,000 in ABSD. That's not a typo — see the ABSD rates.

$3.5 million landed

• Tiers up to $3,000,000 come to $109,600
• 6% × $500,000 = $30,000
• BSD = $139,600

Run your own number

Where people get this wrong

• Expecting a lower rate on landed property. There isn't one.
• Forgetting duty is due 14 days after exercising the option on a new launch, years before you get the keys.
• Planning to pay from CPF on the day. It's cash first, reimbursement later.
• Not checking the valuation on a resale. If it comes in above your price, that's the number IRAS uses.

The steps, in order

1. Use the higher of price or valuation. For new launches this is normally the purchase price. For resale, check the bank valuation as well.
2. Run the full BSD tier stack. Private prices usually pass $1,000,000, so expect to use the 4% tier and often the 5% tier above $1,360,000.
3. Add the 6% tier above $3 million. Any portion of the value above $3,000,000 is charged at 6%.
4. Add ABSD for your profile. Apply your flat ABSD rate to the same dutiable value. Foreigners pay 60% and entities 65%.
5. Budget the cash. Stamp duty cannot be financed by the mortgage. Pay within 14 days of signing, then apply for CPF reimbursement if eligible.