ABSD in Singapore 2026 is 0% to 65% of the purchase price, depending on who you are and how many homes you own. Singapore Citizens pay 0% on a first home, PRs pay 5%, and foreigners pay a flat 60% on any residential property. The rates have not changed since 27 April 2023. If you are weighing properties for sale in Singapore, this duty is the single biggest cost to plan for, so here is how it works for each type of buyer.
ABSD Rates in Singapore 2026
These are the rates in force today. They have been in effect since 27 April 2023, and the 2026 Budget did not relax them. Always confirm the latest figures on the IRAS ABSD page) before you sign.
|
Buyer |
1st property |
2nd property |
3rd and later |
|
Singapore Citizen |
0% |
20% |
30% |
|
Permanent Resident |
5% |
30% |
35% |
|
Foreigner |
60% |
60% |
60% |
|
Entity or company |
65% |
65% |
65% |
The rate is set by your status on the date of purchase and by how many residential properties you already own. Entities and companies pay 65% regardless of the count.
For foreign buyers, the key takeaway is how wide the gap is. The same S$1,500,000 condo carries no ABSD for a citizen's first home, S$75,000 for a PR's first home, and S$900,000 for a foreigner. Your status is the biggest lever in the whole calculation, so confirm it before you start viewing homes.
What Is ABSD in Singapore?
ABSD stands for Additional Buyer's Stamp Duty. It is a tax on residential property purchases, charged on top of the regular Buyer's Stamp Duty (also called buyer stamp duty, or BSD). The government introduced it to cool demand, keep prices stable, and give citizens priority in the housing market. It has been raised in steps since 2011, and the current structure dates from April 2023, when the foreign rate rose from 30% to 60%.
If you are asking how to avoid ABSD, the honest answer is that you cannot avoid it, but you can plan around it. Your status, your property count, and the order of your purchases decide the bill, and the sections below show where that planning has room to work.
Two points matter for foreign buyers. First, ABSD applies to residential property only, so commercial and industrial purchases are outside it. Second, ABSD is paid in addition to BSD, which is a progressive duty on every buyer. Budget for both.
ABSD also sits alongside other costs such as legal fees, valuation fees and, for foreign-funded purchases, financing and currency conversion. Most buyers find ABSD is the one line item that decides whether a purchase stays on the shortlist. That is why it should be settled in your budget before you pick a project or a district.
How ABSD Is Calculated
ABSD is charged on the higher of the purchase price or the market value of the property. You multiply that figure by the rate that applies to you. There is no tiered scale, so the full value is taxed at one rate.
Example 1: a citizen buying a second condo. A Singapore Citizen who already owns one home buys a second condo for S$2,000,000. The second-property rate is 20%, so ABSD is S$2,000,000 x 20% = S$400,000. BSD is payable on top.
Example 2: a foreigner buying a first condo. A foreign buyer purchases a first condo for S$1,500,000. The foreign rate is 60%, so ABSD is S$1,500,000 x 60% = S$900,000, again with BSD on top. Prices here are illustrative only. If you want to see real price points, browse condos for sale in Singapore and run the numbers on a specific unit.
ABSD for Foreigners in Singapore
Foreigners pay 60% ABSD on every residential property, whether it is the first or the fifth. There is no lower rate for a first purchase, which is why many foreign buyers look at Singapore property mainly as a long-term holding, not a quick resale. Since a foreign buyer can only recover part of the duty in narrow cases, the numbers usually need strong rental yield or long-term price growth to justify them.
There is one notable exception. Under Singapore's free trade agreements, US nationals are treated like Singapore Citizens, as are nationals and PRs of Iceland, Liechtenstein, Norway and Switzerland. In practice, that means 0% ABSD on a first residential property. Rates on later purchases and the exact steps to claim this treatment should be checked against the IRAS free trade agreement guidance or with a licensed lawyer before you commit.
If you later become a Permanent Resident, your rate falls from 60% to the PR rates below, but it applies only to purchases made after your status changes. Any ABSD you already paid as a foreigner is not recalculated. PR status also changes your count: once you become a PR, every residential property you hold is counted, so your next purchase may fall into the second-property bracket.
Foreign buyers should also note that the 60% duty is payable on top of BSD, and that lenders may set lower loan limits for non-residents. Together these costs push the effective upfront cash requirement well above the headline price.
ABSD for Permanent Residents
PRs pay 5% on a first property, 30% on a second and 35% on a third or later residential property. Compared with the foreigner rate, a first home as a PR costs a fraction of the duty, so timing a purchase around PR approval can change your budget dramatically. For example, a PR buying a first S$1,800,000 condo pays S$90,000 in ABSD, while a PR buying a second one at the same price pays S$540,000.
Counting rules are strict. A property you own even partly counts toward your total. So does an inherited or gifted property, and so does a home under a signed contract. Per IRAS, properties held overseas are not counted, but you should confirm your own position with a lawyer.
ABSD on a Second Property for Citizens
A Singapore Citizen pays 20% ABSD on a second property and 30% on a third or later one. Buying a second condo as an upgrade or an investment therefore adds a large upfront cost, which is why the sequencing of buying and selling matters. Many citizens plan an upgrade so that the sale of the old home completes before the new purchase, so that ABSD never applies to the second property at all. The trade-off is that you may need temporary housing or a bridging arrangement between the two transactions.
There is a remission for married couples, provided at least one spouse is a citizen, and the property is bought jointly in both names. For a second home, you pay ABSD upfront. You must then sell your first property within 6 months of buying the new one (or of TOP or CSC for an uncompleted property), and apply for the refund within 6 months of that sale. The couple must also remain married throughout.
Buying Jointly
When two or more people buy together, the highest applicable rate applies to the entire value. It does not average out, and it is not split by share.
IRAS gives a clear case: a citizen who already owns one property buys with a PR who owns none. If they buy a property together, the citizen's second-property rate of 20% is the higher figure, so it applies to the full price. Mixed-status couples and co-investors should model this before choosing whose name goes on the title. In some cases, buying in the name of the lower-rate owner alone can be sensible, but ownership, loan eligibility and estate planning also matter, so take legal advice first.
When and How to Pay ABSD
ABSD is due within 14 days of signing the Option to Purchase or Sale and Purchase Agreement. If you sign overseas, the deadline is 30 days after you receive the document in Singapore. Late payment can lead to a penalty of up to 4 times the duty, so build this date into your cash plan. Your lawyer will usually ask for the ABSD amount as part of the funds needed at signing, so have it ready in cash and not tied up in another transaction.
You pay through IRAS e-Stamping using eNETS or GIRO, typically with your lawyer filing on your behalf. You must also complete an ABSD declaration and keep the form for 5 years.
Legal Ways to Reduce ABSD
ABSD cannot be negotiated away, but several legitimate routes can lower or recover it:
- Married couple buying a first home: if at least one spouse is a Singapore Citizen, neither owns any residential property, and you buy jointly in both names, you can apply for full ABSD remission. This also helps a foreigner married to a citizen. It does not apply to PR-foreigner couples.
- Married couple buying a second home: you pay ABSD upfront, then get it refunded if you sell your first property within 6 months and apply within 6 months of that sale.
- Free trade agreement remission: US nationals, and nationals and PRs of Iceland, Liechtenstein, Norway and Switzerland, get the same treatment as Singapore Citizens. Your lawyer applies for this when stamping.
- Sell before you buy: a property you have signed a contract to sell stops counting toward your total once the buyer exercises the option, so the new purchase may fall in a lower bracket.
None of these routes is automatic. Each has conditions and deadlines, and missing one can mean losing the benefit entirely. Rules and eligibility change, so check your situation with a licensed lawyer or tax adviser before relying on any of these.
Ready to Plan Your Singapore Purchase?
ABSD is the largest variable in any Singapore property budget, and the right strategy depends on your status, your timeline, and the number of homes you hold. Nestopa helps foreign buyers compare options with the duty in mind. Start with Central Region properties for sale if you want prime locations, or explore new launches across Singapore projects on Nestopa. When you find a shortlist, speak to our team, and we will connect you with licensed professionals who can confirm your exact ABSD before you make an offer. Planning early means fewer surprises at signing.
