Liable buyers are required to pay Additional Buyer’s Stamp Duty (ABSD) on top of the existing Buyer’s Stamp Duty (BSD). Both ABSD and BSD are calculated based on the higher amount between the purchase price stated in the dutiable document and the market value of the property.
Singapore Property Rules (TDSR, BSD & ABSD)
1. Total Debt Servicing Ratio (TDSR)
The Total Debt Servicing Ratio (TDSR) limits a borrower’s total monthly debt obligations, including property loan repayments, to a maximum of 55% of their gross monthly income.
Formula:
(Total Monthly Debt Repayments ÷ Gross Monthly Income) ≤ 55%
This applies to all property loans, including residential, commercial, and land properties. Exceptions may apply for refinancing owner-occupied properties.
2. Buyer’s Stamp Duty (BSD)
BSD is payable on all property purchases in Singapore based on the higher of the purchase price or market value. The following rates apply to residential properties:
| Portion of Property Value | BSD Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 (S$180,001 – S$360,000) | 2% |
| Next S$640,000 (up to S$1,000,000) | 3% |
| Next S$500,000 (up to S$1,500,000) | 4% |
| Next S$1,500,000 (up to S$3,000,000) | 5% |
| Amount exceeding S$3,000,000 | 6% |
Example: For a residential property valued at S$2,000,000, BSD is calculated by applying the above tiered rates progressively.
3. Additional Buyer’s Stamp Duty (ABSD)
ABSD is payable in addition to BSD when purchasing residential properties. The rate depends on the buyer’s residency status and number of properties owned.
| Buyer Profile | 1st Property | 2nd Property | 3rd & Subsequent |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigners | 60% | 60% | 60% |
| Entities / Trusts | 65% | 65% | 65% |
- ABSD is calculated on the higher of the purchase price or market value.
- If there are multiple buyers with different profiles (e.g., Singaporean + Foreigner), the highest applicable rate applies.
Information accurate as of October 2025. Always verify with official IRAS or MAS updates for the latest changes.
Ever wondered what it really costs to own a $2 million home in Singapore? Here’s a side-by-side look at how taxes and downpayment jump from your first to your second property.
$2,000,000 Singapore Property — Taxes & Initial Outlay
Example for a Singapore Citizen buying a $2,000,000 residential property. Includes Buyer’s Stamp Duty (BSD), Additional BSD (ABSD), loan limits, minimum downpayment, and estimated annual property tax. Mobile-friendly — paste into a WordPress "Custom HTML" block.
🏠 First Property — $2,000,000 (Singapore Citizen)
Assumptions: LTV up to 75% (loan ≤30 years and borrower ≤55). Annual Value (AV) ≈ $72,000 for property tax estimate.
Loan & Downpayment
Stamp Duties
| Tax | Rate / Notes | Amount |
|---|---|---|
| Buyer’s Stamp Duty (BSD) | Tiered | $69,600 |
| Additional Buyer’s Stamp Duty (ABSD) | First property — 0% | $0 |
| Total stamp duties | $69,600 | |
Estimated Annual Property Tax
| Use | Estimated annual tax |
|---|---|
| Owner-occupied (AV ≈ $72,000) | $4,130 / year |
| Non-owner-occupied (rented) | $12,960 / year |
Total Initial Outlay
| Item | Amount | Payable by |
|---|---|---|
| Cash downpayment (5%) | $100,000 | Cash only |
| Remaining downpayment (20%) | $400,000 | CPF OA / Cash |
| BSD | $69,600 | CPF OA / Cash |
| Total (Cash + CPF) | $569,600 | |
| Total Cash portion | $169,600 |
🏘️ Second Property — $2,000,000 (Singapore Citizen)
Assumptions: Buying second residential property. LTV capped at 45% for existing homeowners with one housing loan.
Loan & Downpayment
Stamp Duties
| Tax | Rate / Notes | Amount |
|---|---|---|
| Buyer’s Stamp Duty (BSD) | Tiered | $69,600 |
| Additional Buyer’s Stamp Duty (ABSD) | Second property — 20% | $400,000 |
| Total stamp duties | $469,600 | |
Estimated Annual Property Tax (assume rented)
| Use | Estimated annual tax |
|---|---|
| Non-owner-occupied (rented) | $12,960 / year |
Total Initial Outlay
| Item | Amount | Payable by |
|---|---|---|
| Cash downpayment (25%) | $500,000 | Cash only |
| Remaining downpayment (30%) | $600,000 | CPF OA / Cash |
| BSD + ABSD | $469,600 | CPF OA / Cash |
| Total (Cash + CPF) | $1,569,600 | |
| Total Cash portion | $969,600 |
📊 Quick Comparison
| Category | First Property | Second Property |
|---|---|---|
| Purchase price | $2,000,000 | $2,000,000 |
| LTV (loan) | 75% ($1,500,000) | 45% ($900,000) |
| BSD | $69,600 | $69,600 |
| ABSD | $0 | $400,000 |
| Total upfront (CPF+Cash) | $569,600 | $1,569,600 |
| Total cash portion | $169,600 | $969,600 |
Notes: Figures are illustrative estimates based on common assumptions (AV ≈ $72k). BSD/ABSD rules and LTV limits can change — always confirm with IRAS and MAS or your mortgage advisor. BSD and ABSD can be paid using CPF OA subject to CPF rules and limits.
Disclaimer: The information provided on this website is for general informational purposes only. While reasonable efforts are made to ensure accuracy, details may change without prior notice. This content does not constitute professional, financial, or legal advice, nor does it form part of any offer or contract. Users are advised to verify all information independently and rely on official sources before making any decisions.