Understanding BSD and ABSD

Two different duties

Buyer’s Stamp Duty and Additional Buyer’s Stamp Duty are separate calculations. IRAS assesses them using the higher of the purchase consideration and market value. A lower negotiated price does not necessarily lower the taxable base if market value is higher. Keep valuation visible in your planning.

The residential BSD schedule effective from 15 February 2023 is progressive. Different slices of the taxable value attract different rates. ABSD uses buyer profiles and residential-property ownership; it is not another set of marginal price bands. The transaction date determines which verified version applies.

Supporting references: IRAS: buyer stamp duty ↗ IRAS: additional buyer stamp duty ↗

A worked example

Hypothetical calculation: for a S$1.5 million residential taxable value under the stated BSD schedule, the first S$180,000 attracts 1%, the next S$180,000 2%, the next S$640,000 3% and the remaining S$500,000 4%. Those slices produce S$1,800, S$3,600, S$19,200 and S$20,000, for BSD of S$44,600.

The stamp-duty tool exposes the slices so you can inspect the working. Statutory whole-dollar rounding is applied to the final duty. It does not round every marginal slice independently. The example is a mathematical illustration, not an advertised transaction or a unit price.

Supporting references: IRAS: buyer stamp duty ↗ IRAS: additional buyer stamp duty ↗

Ownership and joint buyers

For ordinary individual purchases, the current ABSD schedule differentiates citizens, permanent residents and foreigners, with ownership counts relevant to citizens and permanent residents. Joint purchases use the highest applicable buyer profile. A small ownership share is not a reason to ignore an existing residential interest.

Treaty treatment, entities, trusts and remissions are outside the simple calculator. They require a conveyancing review. The tool refuses those profiles rather than presenting a base rate as their final liability. No future refund or promised change of ownership should be treated as certain funding.

Supporting references: IRAS: buyer stamp duty ↗ IRAS: additional buyer stamp duty ↗

Plan payment timing with your solicitor

Ask which acquisition date, valuation evidence and buyer profile apply to your documents. Check the payment deadline directly with IRAS or your solicitor. Budget enough cash to meet the initial obligation even when a later CPF reimbursement or a possible remission is being discussed.

The current tool’s verified policy window ends on 6 November 2026. A later purchase requires a new source review. Always compare the displayed policy date with your transaction and get advice for special circumstances before signing.

• Use the higher consideration or market value.
• Check every buyer’s residency and existing interests.
• Match the policy version to the acquisition date.
• Separate duty payment from potential later refunds.
• Escalate special cases to a qualified conveyancing review.

Supporting references: IRAS: buyer stamp duty ↗ IRAS: additional buyer stamp duty ↗

Sources & review

This is original research guidance, not an individual recommendation, legal opinion or loan approval. Hypothetical examples are not client results or available properties.

• IRAS: buyer stamp duty ↗
• IRAS: additional buyer stamp duty ↗