Short answer: Buyer's Stamp Duty (BSD) on Singapore homes is charged in tiers on the higher of the price or market value. The rate is 1% on the first S$180,000, rising to 6% on the amount above S$3 million. A S$1.5 million home attracts S$44,600 of BSD, S$2 million attracts S$69,600 and S$3 million attracts S$119,600.
Updated 27 September 2026. Rates, examples and rules checked against IRAS on this date. The residential rates have not changed since 15 February 2023.
Want the number for your own purchase? Use our stamp duty calculator, which applies these tiers and the ABSD rates automatically.
What are the BSD rates for residential property in 2026?
IRAS applies these marginal rates to residential property bought on or after 15 February 2023. Each rate applies only to the part of the price that falls within its tier.
| Portion of the price or market value | BSD rate | Maximum BSD on this tier | Total BSD at the top of the tier |
|---|---|---|---|
| First S$180,000 | 1% | S$1,800 | S$1,800 (at S$180,000) |
| Next S$180,000 | 2% | S$3,600 | S$5,400 (at S$360,000) |
| Next S$640,000 | 3% | S$19,200 | S$24,600 (at S$1,000,000) |
| Next S$500,000 | 4% | S$20,000 | S$44,600 (at S$1,500,000) |
| Next S$1,500,000 | 5% | S$75,000 | S$119,600 (at S$3,000,000) |
| Remaining amount | 6% | No cap | — |
IRAS rounds BSD down to the nearest dollar, with a minimum duty of S$1.
Non-residential property (such as shops, offices and industrial units) uses the same first four tiers. However, everything above S$1.5 million is charged at 5%, with no 6% tier.
How is BSD calculated?
Follow these three steps:
- Find the dutiable value. IRAS uses the higher of the purchase price stated in the document and the market value.
- Split that value into the tiers above, then multiply each slice by its rate.
- Add the slices together and round down to the nearest dollar.
Quick formula (our derivation from the IRAS tiers). Each line gives the same answer as working through the tiers one by one. P is the price or market value, whichever is higher.
| Price or market value (P) | BSD |
|---|---|
| Up to S$180,000 | 1% × P |
| S$180,001 to S$360,000 | 2% × P − S$1,800 |
| S$360,001 to S$1,000,000 | 3% × P − S$5,400 |
| S$1,000,001 to S$1,500,000 | 4% × P − S$15,400 |
| S$1,500,001 to S$3,000,000 | 5% × P − S$30,400 |
| Above S$3,000,000 | 6% × P − S$60,400 |
Check it against the terrace house bought for S$4,500,100 that IRAS uses as its worked example: 6% × S$4,500,100 − S$60,400 = S$209,606, the same result as working through the IRAS tiers one by one.
Worked examples: how much BSD on S$1.5M, S$2M and S$3M?
We recomputed each example tier by tier using the IRAS rates:
| Tier | Rate | S$1.5M home | S$2M home | S$3M home |
|---|---|---|---|---|
| First S$180,000 | 1% | S$1,800 | S$1,800 | S$1,800 |
| Next S$180,000 | 2% | S$3,600 | S$3,600 | S$3,600 |
| Next S$640,000 | 3% | S$19,200 | S$19,200 | S$19,200 |
| Next S$500,000 | 4% | S$20,000 | S$20,000 | S$20,000 |
| Next S$1,500,000 | 5% | — | S$25,000 (on S$500,000) | S$75,000 |
| Above S$3,000,000 | 6% | — | — | — |
| Total BSD | S$44,600 | S$69,600 | S$119,600 | |
| Effective rate | 2.97% | 3.48% | 3.99% |
BSD at other common price points:
| Price or market value | BSD | Effective rate |
|---|---|---|
| S$500,000 | S$9,600 | 1.92% |
| S$600,000 | S$12,600 | 2.10% |
| S$1,000,000 | S$24,600 | 2.46% |
| S$1,200,000 | S$32,600 | 2.72% |
| S$2,500,000 | S$94,600 | 3.78% |
How much extra BSD do you pay if you pay more?
The rates are marginal, so crossing a tier threshold does not reprice the whole purchase. Only the part above the threshold is taxed at the higher rate. Each extra S$100,000 of price adds:
| Price band | Extra BSD per S$100,000 |
|---|---|
| S$360,000 to S$1,000,000 | S$3,000 |
| S$1,000,000 to S$1,500,000 | S$4,000 |
| S$1,500,000 to S$3,000,000 | S$5,000 |
| Above S$3,000,000 | S$6,000 |
For example, moving from S$1.5 million to S$1.6 million raises BSD from S$44,600 to S$49,600.
Which price does IRAS use: purchase price or market value?
IRAS charges BSD on whichever is higher: the purchase price in the document or the market value. The treatment of discounts and freebies depends on how they are given:
- Cash discount: this can be deducted from the price if it is stated in the document and given when the document is signed (not later), provided the net price still reflects market value.
- Non-cash benefits: furniture vouchers, rental guarantees, cars or lucky draws cannot be deducted.
- Benefits not stated in the document: these cannot be deducted either, whether cash or non-cash.
For a new-launch unit, BSD is based on the full purchase price stated in the document, even though you pay the developer in stages as construction progresses.
When is BSD due, and what if you pay late?
| Where the document is signed | Deadline to pay (stamp) |
|---|---|
| In Singapore | Within 14 days after signing |
| Overseas | Within 30 days after the document is received in Singapore |
IRAS counts a sale agreed electronically as a stampable document. For example, accepting an Option to Purchase by email creates a document that must be stamped.
If you pay late, pay too little or do not pay, IRAS can impose a penalty of up to four times the duty. It is also an offence to use a document on which stamp duty has not been paid.
How is BSD different from ABSD?
Every buyer pays BSD on every residential purchase, whatever their citizenship. Additional Buyer's Stamp Duty (ABSD) is charged on top of BSD, and its rate depends on who is buying and how many homes they already own. These are the IRAS rates on or after 27 April 2023:
| Buyer profile | ABSD rate |
|---|---|
| Singapore Citizen, first residential property | 0% |
| Singapore Citizen, second | 20% |
| Singapore Citizen, third and subsequent | 30% |
| Singapore Permanent Resident, first | 5% |
| Singapore Permanent Resident, second | 30% |
| Singapore Permanent Resident, third and subsequent | 35% |
| Foreigner, any residential property | 60% |
| Entity, any residential property | 65% |
| Housing developer | 35% (remission may be applied for, subject to conditions) plus 5% (non-remittable) |
For example, a Singapore Citizen buying a second home for S$1.5 million pays S$44,600 in BSD and S$300,000 in ABSD (20%), a total of S$344,600. Under IRAS rules, some foreigners are treated like Singapore Citizens because of Free Trade Agreements. US citizens are one example. For remissions and couples' rules, see our ABSD guide.
FAQ
Do HDB flat buyers pay BSD?
Yes. BSD is payable on documents for buying property in Singapore, including HDB flats. The same residential rates apply, so a S$600,000 resale flat attracts S$12,600.
Is BSD the same for foreigners and Singaporeans?
Yes. BSD rates do not depend on citizenship. What differs is ABSD, which is 60% for foreigners (unless an FTA treatment applies) and 0% for a Singapore Citizen's first home.
Can I use CPF to pay BSD?
CPF Board says Ordinary Account savings can be used for stamp and legal fees on a home purchase. See our CPF usage limits guide for the caps.
Did BSD rates change in 2026?
No. As of 27 September 2026, IRAS still lists the rates that took effect on 15 February 2023. That change added the 5% and 6% tiers for residential property above S$1.5 million.
Sources
- IRAS: Buyer's Stamp Duty (BSD), covering rates, the example, the price vs market value rule and discounts
- IRAS: Additional Buyer's Stamp Duty (ABSD), covering rates on or after 27 April 2023 and FTA treatment
- IRAS: Stamp duty basics for property, covering deadlines, penalties and electronic documents
- Ministry of Finance: BSD rates to be raised for higher-value properties (2023)
- CPF Board: Using your CPF to buy a property under the Housing Scheme
This page explains how stamp duty is calculated and does not give personal tax or financial advice. Confirm the duty for your purchase with IRAS or your conveyancing lawyer.
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