If you’re planning to buy property in Singapore, one of the most important taxes you’ll encounter — especially if you already own a home or are a foreign buyer — is the ABSD (Additional Buyer’s Stamp Duty). Introduced as part of Singapore’s property cooling measures, ABSD plays a major role in shaping the country’s real estate market and ensuring sustainable growth.
In this comprehensive guide, we’ll explain everything you need to know about ABSD (Additional Buyer’s Stamp Duty) in Singapore — who it applies to, how it’s calculated, and what exemptions or remissions you may qualify for.
Table of Contents
What Is ABSD (Additional Buyer’s Stamp Duty)?
ABSD (Additional Buyer’s Stamp Duty) is a tax levied on top of the standard Buyer’s Stamp Duty (BSD) when purchasing residential properties in Singapore.
It was introduced in December 2011 by the Ministry of Finance (MOF) and the Monetary Authority of Singapore (MAS) to cool the property market, discourage speculation, and prioritize housing for owner-occupiers.
While BSD applies to all buyers, ABSD only applies depending on your residency status and the number of properties you already own.
Who Needs to Pay ABSD in Singapore?
As of 2025, ABSD applies to:
- Singapore Citizens buying their second or subsequent residential property
- Singapore Permanent Residents (PRs) buying any residential property (first or more)
- Foreigners and Entities buying any residential property, regardless of ownership count
- Trusts and Companies acquiring residential properties
Each category faces different ABSD rates, as outlined below.
ABSD (Additional Buyer’s Stamp Duty) Rates in Singapore (2025 Update)
Here are the current ABSD rates based on buyer type and property count, as per IRAS (Inland Revenue Authority of Singapore):
| Buyer Profile | 1st Property | 2nd Property | 3rd & Subsequent Properties |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigners (any nationality) | 60% | 60% | 60% |
| Entities (Companies, Associations, etc.) | 65% | 65% | 65% |
| Housing Developers (Entities) | 65% + 5% non-remittable | – | – |
| Trustees buying under Trust | 65% | – | – |
💡 Note:
These ABSD rates were last revised on 27 April 2023, marking one of the most significant tax hikes in Singapore’s property history.
How to Calculate ABSD in Singapore
The ABSD is calculated on the higher of the property’s purchase price or market value, similar to BSD.
Formula:
ABSD = (Property Value × Applicable ABSD Rate)
Example:
If a Singapore PR buys a second residential property worth S$1.2 million, their ABSD is:
S$1,200,000 × 30% = S$360,000
This ABSD is in addition to the Buyer’s Stamp Duty (BSD).
So, total stamp duties = BSD + ABSD
ABSD for Different Buyer Types in Singapore
1. Singapore Citizens
- 1st property: No ABSD
- 2nd property: 20%
- 3rd and beyond: 30%
This policy encourages citizens to prioritize home ownership while discouraging excessive property accumulation.
2. Singapore Permanent Residents (PRs)
- 1st property: 5%
- 2nd property: 30%
- 3rd and beyond: 35%
PRs face ABSD even for their first property purchase to maintain fairness in the housing market and balance demand.
3. Foreigners
- All residential properties: 60% ABSD
Foreigners are subject to the highest ABSD rate. This measure reduces speculative buying by non-residents and ensures local residents have priority in the housing market.
4. Entities and Housing Developers
- Entities: 65% ABSD
- Developers: 65% + additional 5% non-remittable ABSD payable upfront
Developers may apply for remission under specific conditions (see below).
When Must You Pay ABSD in Singapore?
ABSD payment timelines are the same as BSD:
- 14 days after signing the Sale & Purchase Agreement (if signed in Singapore)
- 30 days after receiving the signed agreement in Singapore (if signed overseas)
Late payment leads to IRAS penalties, so always complete e-Stamping on time.
How to Pay ABSD
Payment for ABSD (Additional Buyer’s Stamp Duty) is made through the IRAS e-Stamping Portal.
Steps:
- Log in via IRAS e-Stamping Portal.
- Select “Stamp Duty” → “Purchase of Property.”
- Input transaction details and property value.
- The system auto-calculates BSD + ABSD.
- Pay online via eNETS, GIRO, or cashier’s order.
Upon payment, you’ll receive an e-Stamp Certificate — required for completing your property transaction and mortgage documentation.
Can You Use CPF to Pay ABSD?
Unlike BSD, ABSD cannot be paid directly using CPF at the time of purchase.
Buyers must pay ABSD in cash, though they can later apply for CPF reimbursement once legal documentation is finalized — subject to CPF Board approval.
ABSD Remissions and Exemptions in Singapore
There are certain cases where ABSD may be reduced or waived.
1. Married Couples (Singaporean + Singaporean or PR)
Married couples where at least one spouse is a Singapore Citizen may apply for ABSD remission on their second property if:
- They sell their first property within 6 months of buying the second, and
- The property is purchased jointly under both names.
2. Housing Developers
Developers can apply for ABSD remission if they complete and sell all residential units within a stipulated timeframe (usually 5 years from acquisition).
3. Diplomatic and Government Exemptions
Some foreign buyers with diplomatic privileges or who purchase under government-approved schemes may be exempted from ABSD.
ABSD on Trusts and Entities
As of 9 May 2022, ABSD (Trust) applies when a residential property is transferred into a trust, regardless of whether there is a beneficiary.
The trustee must pay 65% ABSD upfront but may apply for refunds if conditions are met — for example, if the beneficial owner would not otherwise have been subject to ABSD.
ABSD for Joint Ownership
If property ownership is shared among buyers of different profiles, each owner’s ABSD liability is based on their respective profile.
Example:
A Singapore Citizen and a PR buy a condo together.
- SC share: No ABSD (if first property)
- PR share: 5% ABSD (if first property)
The total ABSD is proportionate to ownership share.
Why ABSD (Additional Buyer’s Stamp Duty) Is Important for Singapore’s Property Market
ABSD is one of the most critical tools the Singapore government uses to maintain housing affordability and market stability.
By discouraging multiple-property purchases and foreign speculation, ABSD ensures:
- More sustainable property prices
- Housing accessibility for Singaporeans
- Long-term financial prudence among investors
Without ABSD, demand could far outpace supply, driving property prices beyond reach for many locals.
Common Mistakes Buyers Make Regarding ABSD
- Not checking residency status before signing the agreement.
- Assuming ABSD can be paid using CPF (it must be paid in cash first).
- Failing to pay within the 14-day deadline.
- Buying jointly without understanding each buyer’s ABSD rate.
- Ignoring remission conditions (e.g., missing the 6-month deadline to sell the first property).
Final Thoughts: Navigating ABSD (Additional Buyer’s Stamp Duty) in Singapore
The ABSD (Additional Buyer’s Stamp Duty) plays a central role in shaping Singapore’s real estate landscape. Whether you’re a citizen, PR, or foreign investor, understanding ABSD rates, rules, and exemptions ensures you make informed property decisions and avoid hefty penalties.
Before committing to any property purchase, always calculate your BSD + ABSD costs, and explore possible remission schemes to optimize your investment.
Contact our team to know more about ABSD (Additional Buyer’s Stamp Duty) in Singapore, and get expert advice on minimizing your tax obligations and structuring your property investments strategically.
Disclaimer: This information is for general reference only and does not constitute investment or legal advice. Property details including pricing, availability, and regulations are subject to change without notice, and prospective buyers should conduct independent due diligence and consult with CEA-licensed property agents, solicitors, and other qualified professionals before making any property decisions. The principle of caveat emptor (buyer beware) applies to all Singapore property transactions.
