What Is Buyer's Stamp Duty (BSD)? Singapore Rates Explained
Buyer's Stamp Duty (BSD) is a tax everyone pays when they buy property in Singapore — citizen or foreigner, first home or tenth, residential or commercial. It is one of the first figures a salesperson has to get right for a client, and it is a near-guaranteed appearance in RES Paper 2. Because the rates rarely change mid-cycle, BSD is some of the most reliable marks on the whole exam — lock it cold and you bank them every time.
What BSD is — and who pays it
BSD is a documentary tax under the Stamp Duties Act, charged on the instrument (the Option to Purchase or the Sale & Purchase Agreement) when property is bought or acquired. The buyer pays it, and it applies regardless of residency or how many properties you own — that is exactly what separates it from ABSD. It is calculated on the higher of the purchase price or the market value, so an undervalued price on paper does not lower the duty.
This makes BSD the "base layer" of the stamp-duty stack. It comes first, and any Additional Buyer's Stamp Duty (ABSD) is added on top. It is separate again from Seller's Stamp Duty (SSD), which the seller pays on a quick resale.
Residential BSD rates (w.e.f. 15 Feb 2023)
BSD is progressive — each band of the price is taxed at its own marginal rate, exactly like income tax. You cannot just multiply the whole price by the top rate. The two top tiers (5% and 6%) were added on 15 Feb 2023 to target higher-value homes.
| Portion of price / value | Residential BSD rate | Duty from this band |
|---|---|---|
| First $180,000 | 1% | $1,800 |
| Next $180,000 (up to $360k) | 2% | $3,600 |
| Next $640,000 (up to $1m) | 3% | $19,200 |
| Next $500,000 (up to $1.5m) | 4% | $20,000 |
| Next $1,500,000 (up to $3m) | 5% | $75,000 |
| Amount above $3,000,000 | 6% | uncapped |
Cumulative checkpoints worth memorising
You do not need to add up every band under exam pressure. Memorise three cumulative checkpoints and you can answer most BSD questions in seconds:
- $24,600 of BSD on a $1,000,000 purchase
- $44,600 of BSD on a $1,500,000 purchase
- $119,600 of BSD on a $3,000,000 purchase
Exam shortcut — the quick formulas
- Price ≤ $1m: BSD = 3% × price − $5,400
- Price $1m–$1.5m: BSD = 4% × price − $15,400
- Price $1.5m–$3m: BSD = 5% × price − $30,400
- Price above $3m: BSD = 6% × price − $60,400
Worked example — $1,200,000 condo
A buyer purchases a residential condo for $1,200,000 (which is also its market value). The price sits in the $1m–$1.5m band, so use the matching shortcut:
BSD = 4% × $1,200,000 − $15,400 = $48,000 − $15,400 = $32,600
Cross-check by stacking bands: $1,800 + $3,600 + $19,200 (first $1m = $24,600) + 4% × $200,000 ($8,000) = $32,600. Same answer. Remember: any ABSDthe buyer's profile triggers is then added on top of this figure.
Non-residential BSD rates (w.e.f. 15 Feb 2023)
Offices, shops, industrial units and other non-residential property use the same lower tiers but top out at 5% — there is no 6% band. Crucially, non-residential property attracts no ABSD at all, which is a common exam and real-world planning point.
| Portion of price / value | Non-residential BSD rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 (up to $360k) | 2% |
| Next $640,000 (up to $1m) | 3% |
| Next $500,000 (up to $1.5m) | 4% |
| Amount above $1,500,000 | 5% |
BSD vs ABSD vs SSD
Do not confuse them. BSD applies to everyone, on every property, and comes first. ABSD is an extra buyer's duty stacked on top, only on residential property, and only based on the buyer's profile and how many homes they already own. SSD is paid by the seller on a quick resale. Financing limits like TDSR and MSR are separate again — they cap how much a buyer can borrow, not the duty owed. The full rate tables for all three sit on our one-page RES cheat sheet.
When BSD is payable
BSD (and any ABSD) is due within 14 days of signing the document in Singapore, or within 30 days if the document is signed overseas. Late stamping attracts penalties — a detail examiners love to test.
Common exam traps
- BSD is on the higher of price or valuation — not simply the price stated on the document.
- Each rate is marginal (applies only to its band), so you cannot multiply the whole price by the top rate.
- Non-residential caps at 5%; residential goes to 6% above $3m.
- BSD comes before ABSD — ABSD is added on top, never baked into the BSD figure.
Practise until it is automatic
Try any figure on our free BSD calculator, then drill BSD, ABSD and SSD scenarios in the taxes & stamp duty topic. When you are ready to test yourself under time pressure, sit a free timed mock — no sign-up needed — or create a free account to track your readiness across every topic.
Figures current as at 2026 and aligned to the public CEA syllabus — not financial or legal advice. Rates are a policy lever; confirm the latest on IRAS.
Frequently asked questions
What is Buyer's Stamp Duty?
BSD is a duty on documents for the purchase of property. It is paid by the buyer and charged on a tiered scale on the higher of the price or the market value.
Does BSD apply to commercial property?
Yes. BSD applies to both residential and non-residential property, though the top marginal rates differ between the two.
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