Stamp duty & ABSD calculator
The stamp duty — especially ABSD on a second property — is often the biggest surprise when you upgrade. Enter the price, your profile and how many homes you’ll own to see the Buyer’s Stamp Duty, ABSD and total, plus the couples’ refund rule that lets HDB upgraders claim it back.
- Buyer's Stamp Duty (BSD) on every purchase
- S$49,600
- Additional BSD (ABSD 20%) 2nd property
- S$320,000
Married couples with at least one citizen can claim an ABSD refund if you sell your existing home within 6 months of buying the new one (for a completed property). You still pay the S$320,000 upfront and claim it back — plan the cash.
Indicative only, based on IRAS residential stamp-duty rates as of July 2026 — BSD is marginal by price tier; ABSD depends on your profile and property count and can change. Not tax advice; confirm with IRAS.
How stamp duty works
How much is ABSD in Singapore?
As of 2026, a Singapore Citizen pays no ABSD on a first residential property, 20% on a second and 30% on a third or more. Permanent Residents pay 5% / 30% / 35%, and foreigners pay 60% on any residential property. These rates are on top of the Buyer's Stamp Duty and can change.
Can upgraders get the ABSD back?
A married couple with at least one Singapore Citizen can claim an ABSD refund when buying a second home if they sell their first residential property within 6 months of the purchase (for a completed property). You pay the ABSD upfront and claim it back — so you need the cash in the meantime.
What is Buyer's Stamp Duty (BSD)?
BSD is charged on every property purchase, marginally by price: 1% on the first S$180k, 2% on the next S$180k, 3% up to S$1m, 4% up to S$1.5m, 5% up to S$3m and 6% above. It applies whether it's your first home or your fifth.