Stamp Duty on a S$1.5m Condo: S$44,600 to S$944,600
Buyer's and additional buyer's stamp duty on a S$1.5m condo for a citizen, a PR and a foreigner, worked step by step and checked on our calculator.
A citizen buying a first condo at S$1.5m pays S$44,600 in stamp duty. A foreigner buying the same unit pays S$944,600. The price is identical. The buyer’s status makes the difference.
Two duties apply on purchase. Buyer’s Stamp Duty (BSD) depends on the price. Additional Buyer’s Stamp Duty (ABSD) depends on who you are and how many homes you own. Both are due within 14 days of signing, according to IRAS.
Step 1: BSD, the same for everyone
BSD is charged in slices, like income tax. Each slice of the price pays its own rate.
| Portion of price or market value | Rate | Duty on that portion | Cumulative duty |
|---|---|---|---|
| First S$180,000 | 1% | S$1,800 | S$1,800 |
| Next S$180,000 | 2% | S$3,600 | S$5,400 |
| Next S$640,000 | 3% | S$19,200 | S$24,600 |
| Next S$500,000 | 4% | S$20,000 | S$44,600 |
| Next S$1,500,000 | 5% | S$75,000 | S$119,600 |
| Above S$3,000,000 | 6% | — | — |
On S$1.5m the slices add up like this:
- First S$180,000 at 1%: S$1,800
- Next S$180,000 at 2%: S$3,600
- Next S$640,000 at 3%: S$19,200
- Last S$500,000 at 4%: S$20,000
The total is S$44,600. A shortcut gives the same answer: 4% of S$1.5m, less S$15,400.
Step 2: ABSD, the part that moves
ABSD is a flat percentage of the whole price. The rate comes from the table below.
| Buyer | 1st home | 2nd home | 3rd home and later |
|---|---|---|---|
| Singapore citizen | 0% | 20% | 30% |
| Singapore permanent resident | 5% | 30% | 35% |
| Foreigner | 60% on every purchase | ||
| Entity (company, partnership and similar) | 65% | ||
| Trust | 65% | ||
| Housing developer | 40% (35% can be remitted if the project is completed and sold in time) | ||
Four buyers, one S$1.5m condo:
| Buyer | BSD | ABSD rate | ABSD | Total |
|---|---|---|---|---|
| Citizen, first home | S$44,600 | 0% | S$0 | S$44,600 |
| PR, first home | S$44,600 | 5% | S$75,000 | S$119,600 |
| Citizen, second home | S$44,600 | 20% | S$300,000 | S$344,600 |
| Foreigner | S$44,600 | 60% | S$900,000 | S$944,600 |
Source: IRAS. Rates as at October 2026.
The table shows how fast ABSD overtakes BSD. By the second home, ABSD is nearly seven times the BSD. By the foreign buyer, it is twenty times.
Step 3: check it on the calculator
Open the mortgage calculator. Enter S$1,500,000 as the price. Pick a buyer profile, then pick whether this is the first or second residential property.
The two stamp duty lines update at once. A citizen’s first home reads S$44,600 and S$0, and the other three rows of the table follow as you change the inputs. Think of it as a dress rehearsal for the lawyer’s invoice.
Where the calculator stops
Some cases change the ABSD after the fact. A married couple upgrading can claim a refund if they sell their first home within six months, and some couples qualify for the citizen rate on a first home. The conditions are set out in our guide to stamp duty in Singapore. Cash is due within 14 days, so plan the upfront amount before you pay the option fee.
