ABSD Singapore 2026: Rates, Remissions, and What It Means for You

Additional Buyer's Stamp Duty (ABSD) is often the largest single line item in a Singapore property purchase after the price itself — and the one buyers most often underestimate. This guide sets out the current rates, who pays what, and the remissions that can legally reduce the bill.

What ABSD is

ABSD is a tax charged on top of the standard Buyer's Stamp Duty (BSD) when you buy residential property. How much you pay depends on two things: your profile (Singapore Citizen, Permanent Resident, foreigner or entity) and the number of residential properties you already own at the time of purchase.

It was introduced in December 2011 as a cooling measure and last raised on 27 April 2023. Those rates remain in force in 2026 — Budget 2026 announced no changes. ABSD is computed on the higher of the purchase price or market value, and is payable within 14 days of the contract date (in practice, exercising the OTP).

The 2026 ABSD rate table

Singapore Citizens (SC): 0% on the first residential property, 20% on the second, 30% on the third and subsequent.

Permanent Residents (PR): 5% on the first, 30% on the second, 35% on the third and subsequent.

Foreigners: 60% on any residential property — there is no first-property discount.

Entities / trusts: 65% (with further conditions for housing developers).

One exception worth knowing: under Free Trade Agreements, nationals of the United States, Switzerland, Norway, Iceland and Liechtenstein (and PRs of the latter four) are treated as Singapore Citizens for ABSD on their first residential property.

Worked examples

●        A Singapore Citizen buying a second property at S$1,500,000 pays 20% ABSD = S$300,000, on top of BSD.

●        A PR buying their first property at S$1,200,000 pays 5% ABSD = S$60,000.

●        A foreigner buying a S$2,000,000 condo pays 60% ABSD = S$1,200,000, plus BSD.

Remember: ABSD is charged on the higher of price or IRAS's market valuation, so a low negotiated price does not always lower the ABSD.

The remission that matters most: married couples

This is the big one for upgraders. A married couple that includes at least one Singapore Citizen, buying a second residential property jointly under both their names, can get the ABSD on that second property refunded — provided they sell their first residential property within 6 months of:

●        the date of purchase of the second property, if it is a completed property; or

●        the issue date of the Temporary Occupation Permit (TOP) or Certificate of Statutory Completion (CSC), whichever is earlier, if it was uncompleted when purchased.

Two things to underline. First, they still pay the ABSD upfront and claim it back later (the refund application must be made within 6 months of selling the first property). Second, and critically: the 6-month sale deadline is hard — IRAS does not grant extensions. Market your existing home early and realistically so you don't miss it.

A related full remission exists where neither spouse owns any property and they buy their first matrimonial home together (one spouse being an SC) — here no ABSD is effectively borne. And senior citizens who right-size from a higher-value private home to a lower-value one may qualify for a refund under separate conditions.

What this means for HDB upgraders

If you're moving from an HDB flat to a condo, ABSD is usually the pivot the whole plan turns on: buy the condo while still owning the flat and you're taxed as a second-property buyer, unless you either sell first or qualify for and use the married-couple remission. The sequencing is covered in detail in the companion guide, “Upgrading from HDB to Condo: The 2026 Playbook.”

Frequently asked questions

Did ABSD change in Budget 2026?

No. The rates set on 27 April 2023 remain in force in 2026, with no changes announced in Budget 2026.

When is ABSD due?

Within 14 days of the contract date — in practice, shortly after you exercise the Option to Purchase. It's a cash outlay you need to plan for, on top of BSD.

Is ABSD charged on the price or the valuation?

On whichever is higher — the purchase price or IRAS's assessed market value.

Can a single Singapore Citizen get the married-couple remission?

No. That remission requires a married couple buying jointly, with at least one Singapore Citizen spouse. A single buyer who wants to avoid ABSD generally has to sell the existing property before buying the next.

This guide reflects IRAS rules as of July 2026 and is general information, not tax or financial advice. ABSD rates and remission conditions can change — always verify on the IRAS website or with a conveyancing lawyer for your transaction. Zac Chen, ERA Realty Network Pte Ltd, CEA Reg. R069804F.