Stamp Duty on a S$1.5m Condo: What You Pay vs 2011, 2018
Buyer's Stamp Duty on a S$1.5m condo is S$44,600 now and was S$39,600 in 2011. A citizen pays ABSD of 0%, 20% or 30%. The rates and the working.
On a S$1.5 million condo, Buyer’s Stamp Duty (BSD) is S$44,600 today. Under the rules in force in December 2011 it was S$39,600. It has been S$44,600 since 20 February 2018.
A Singapore citizen then adds Additional Buyer’s Stamp Duty (ABSD). That is nothing on a first home, S$300,000 on a second and S$450,000 on a third.
How we worked it out
IRAS says BSD is charged on the purchase price or the market value, whichever is higher. It is rounded down to the nearest dollar.
Each rate applies only to its own slice of the price, like tax bands on income. ABSD is one rate on the whole price.
The rate tables come from the IRAS website and the official releases, checked on 4 October 2026. We add up each slice for a price of S$1,500,000.
We then check each BSD figure a second way: top rate times price, minus what the lower slices were charged below that rate. Both methods give the same result.
Buyer’s Stamp Duty: three versions
BSD is set by the date you buy. This is the version in force on 8 December 2011, the day ABSD began. MAS’s 2011 release confirms these rates were unchanged then.
The bands match IRAS’s table for purchases before 20 February 2018.
| Portion of price or market value | Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Above S$360,000 | 3% |
The top rate rose on 20 February 2018, as MOF announced in Budget 2018.
| Portion of price or market value | Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Above S$1,000,000 | 4% |
On 15 February 2023, two more bands joined the top. This is the current table, with the duty for each slice.
| 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% | — | — |
From the rate bands on the IRAS BSD page and the releases of MOF, Budget 2018 and MOF, February 2023, checked on 4 October 2026.
| Purchase date | Bands | BSD on S$1.5m |
|---|---|---|
| Version in force on 8 Dec 2011 (before 20 Feb 2018) | 1%, 2%, 3% | S$39,600 |
| 20 Feb 2018 to 14 Feb 2023 | 1%, 2%, 3%, 4% (4% above S$1m) | S$44,600 |
| From 15 Feb 2023 | 1% to 6% (4% from S$1m to S$1.5m) | S$44,600 |
Source: S$1,500,000 price, as at 6 October 2026.
The working for the first row is S$1,800 + S$3,600 + S$34,200 (3% of S$1,140,000) = S$39,600. For the other two rows it is S$1,800 + S$3,600 + S$19,200 + S$20,000 (4% of S$500,000) = S$44,600.
The 2023 change leaves a S$1.5m price untouched. MOF’s release puts the 5% rate on the value above S$1.5m. That price stands at the door of the new bands and never walks in.
At S$2m the gap shows. The duty is S$64,600 on the 2018 bands and S$69,600 on today’s, which is S$5,000 more.
ABSD for a citizen today
ABSD depends on who you are and how many homes you own, counting the new one. This is the current table.
| 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) | ||
| Singapore citizen buying | ABSD rate | ABSD on S$1.5m | BSD plus ABSD |
|---|---|---|---|
| First home | 0% | S$0 | S$44,600 |
| Second home | 20% | S$300,000 | S$344,600 |
| Third or later home | 30% | S$450,000 | S$494,600 |
Source: the IRAS ABSD page, as at 6 October 2026. These rates apply from 27 April 2023, per MAS.
From the IRAS ABSD page and MAS (rates from 27 April 2023), as at 6 October 2026. Citizen rates only; other buyers pay more.
For contrast, this is the first ABSD table, from 8 December 2011.
| Buyer | 1st home | 2nd home | 3rd home and later |
|---|---|---|---|
| Singapore citizen | 0% | 0% | 3% |
| Singapore permanent resident | 0% | 3% | 3% |
| Foreigner | 10% on every purchase | ||
| Entity (company, partnership and similar) | 10% | ||
| Housing developer | 10% (10% can be remitted if the project is completed and sold in time) | ||
Seller’s Stamp Duty
SSD is paid when you sell, but the schedule depends on the date you bought. IRAS charges it on the higher of the selling price and the market value on the date of sale.
This is the schedule for homes bought on or after 4 July 2025, per MAS. Think of it as a deposit with a stopwatch attached: the longer you hold, the lower the rate.
| When you sell | Seller’s Stamp Duty |
|---|---|
| Within 1 year of purchase | 16% |
| More than 1 year, up to 2 years | 12% |
| More than 2 years, up to 3 years | 8% |
| More than 3 years, up to 4 years | 4% |
As at 6 October 2026, using S$1,500,000 as the selling price. Rates: MAS, 3 July 2025 and the IRAS SSD page.
If you sold a S$1.5m home within a year, 16% would be S$240,000. At 12%, 8% and 4% the duty would be S$180,000, S$120,000 and S$60,000.
Homes bought from 11 March 2017 to 3 July 2025 are on a 3-year schedule of 12%, 8% and 4%.
Limits of these figures
- Purchase date decides. Each change had short transition rules for options granted just before it. The releases above give them.
- ABSD can be refunded. IRAS runs refunds and remissions. One example is a second-home buyer who sells the first home within six months of completion. Our guide to BSD and ABSD covers them.
- Other costs come on top. Legal fees, agent fees and loan costs are extra to these duties.
For a view written when the 4% band arrived, see our 2018 article on the 4% Buyer’s Stamp Duty.
