What is the difference between BSD and ABSD?

BSD applies to almost every property purchase, tiered by price, for both residential and non-residential property. ABSD applies only to residential property and varies by the buyer's profile and the number of properties they already own.

Who pays Seller's Stamp Duty (SSD)?

The seller pays SSD when residential property is sold within the holding period, regardless of whether the sale is at a profit. Always check current rates and holding periods with IRAS.

Do HDB flats pay Seller's Stamp Duty?

There is no blanket HDB exemption — a flat is residential property and is within the scope of SSD. In practice it almost never bites, because the 5-year Minimum Occupation Period is longer than the 4-year SSD holding period (3 years for property acquired before 4 Jul 2025), so a flat sold after MOP is already outside the window. SSD can still surface where a flat was acquired other than by an ordinary purchase — inherited, or transferred on a divorce — and is then sold within the holding period, since the clock runs from the date of acquisition. IRAS separately exempts involuntary disposals such as bankruptcy, government acquisition, a return of the flat to HDB on repossession or under SERS, and disposals HDB requires after an inheritance or a marriage. Confirm the current exemptions with IRAS.

When must stamp duty be paid in Singapore?

Within 14 days after the date of the document if it is signed in Singapore, or within 30 days of the document being received in Singapore if it was signed overseas. On a resale purchase that means the duty falls due from the exercise of the Option to Purchase, not at completion. Stamping late attracts a penalty on top of the duty — $10 or the duty payable (whichever is greater) if stamped within 3 months of the deadline, and $25 or 4 times the duty (whichever is greater) beyond that — and a document that is not duly stamped is inadmissible in evidence in court. Confirm current deadlines and penalties with IRAS.

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Paper 2 · Taxes & Duties

Stamp Duties Explained: BSD, ABSD & SSD (Singapore, 2026)

Must-know for the exam

The buyer pays BSD and, on residential property, ABSD on top; the seller pays SSD; all are charged on the higher of price or market value (IRAS).
Residential BSD (from 15 Feb 2023, IRAS) runs 1% on the first $180,000, 2% to $360,000, 3% to $1m, 4% to $1.5m, 5% to $3m and 6% above $3m.
Non-residential BSD (from 15 Feb 2023) matches the residential ladder up to $3m but stops at 5%, and commercial and industrial property attract no ABSD.
From 27 Apr 2023 ABSD by first, second and third property is Singapore Citizen 0%, 20%, 30%; PR 5%, 30%, 35%; foreigner flat 60%; entity or trustee 65%.
A married couple with at least one Singapore Citizen buying a second home jointly pays ABSD upfront and is refunded if the first is sold within 6 months.
SSD falls on the seller of residential property, even at a loss; commercial property has no SSD, while industrial property has its own 3-year 15%, 10%, 5% regime from 2013.
SSD follows the purchase date: property bought on or after 4 Jul 2025

Three different stamp duties apply to property in Singapore — two on the buyer (BSD, ABSD) and one on the seller (SSD). The exam tests whether you can identify who pays, on what type of property, and how much for a given profile. All are charged on the higher of the purchase price or the market value. Rates are government policy levers — the figures below are current as at 2025–2026; always confirm with IRAS.

Buy side triggers BSD (+ ABSD); selling within the holding period triggers SSD.

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Common questions

What is the difference between BSD and ABSD?: BSD applies to almost every property purchase, tiered by price, for both residential and non-residential property. ABSD applies only to residential property and varies by the buyer's profile and the number of properties they already own.
Who pays Seller's Stamp Duty (SSD)?: The seller pays SSD when residential property is sold within the holding period, regardless of whether the sale is at a profit. Always check current rates and holding periods with IRAS.
Do HDB flats pay Seller's Stamp Duty?: There is no blanket HDB exemption — a flat is residential property and is within the scope of SSD. In practice it almost never bites, because the 5-year Minimum Occupation Period is longer than the 4-year SSD holding period (3 years for property acquired before 4 Jul 2025), so a flat sold after MOP is already outside the window. SSD can still surface where a flat was acquired other than by an ordinary purchase — inherited, or transferred on a divorce — and is then sold within the holding period, since the clock runs from the date of acquisition. IRAS separately exempts involuntary disposals such as bankruptcy, government acquisition, a return of the flat to HDB on repossession or under SERS, and disposals HDB requires after an inheritance or a marriage. Confirm the current exemptions with IRAS.
When must stamp duty be paid in Singapore?: Within 14 days after the date of the document if it is signed in Singapore, or within 30 days of the document being received in Singapore if it was signed overseas. On a resale purchase that means the duty falls due from the exercise of the Option to Purchase, not at completion. Stamping late attracts a penalty on top of the duty — $10 or the duty payable (whichever is greater) if stamped within 3 months of the deadline, and $25 or 4 times the duty (whichever is greater) beyond that — and a document that is not duly stamped is inadmissible in evidence in court. Confirm current deadlines and penalties with IRAS.

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Study material aligned to the public CEA syllabus. Not financial or legal advice — verify current figures with the relevant authority (IRAS, HDB, CEA, MAS).

Stamp Duties Explained: BSD, ABSD & SSD (Singapore, 2026)

Must-know for the exam

The buyer pays BSD and, on residential property, ABSD on top; the seller pays SSD; all are charged on the higher of price or market value (IRAS).
Residential BSD (from 15 Feb 2023, IRAS) runs 1% on the first $180,000, 2% to $360,000, 3% to $1m, 4% to $1.5m, 5% to $3m and 6% above $3m.
Non-residential BSD (from 15 Feb 2023) matches the residential ladder up to $3m but stops at 5%, and commercial and industrial property attract no ABSD.
From 27 Apr 2023 ABSD by first, second and third property is Singapore Citizen 0%, 20%, 30%; PR 5%, 30%, 35%; foreigner flat 60%; entity or trustee 65%.
A married couple with at least one Singapore Citizen buying a second home jointly pays ABSD upfront and is refunded if the first is sold within 6 months.
SSD falls on the seller of residential property, even at a loss; commercial property has no SSD, while industrial property has its own 3-year 15%, 10%, 5% regime from 2013.
SSD follows the purchase date: property bought on or after 4 Jul 2025

Buy side triggers BSD (+ ABSD); selling within the holding period triggers SSD.

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Practise exam-style questions on Taxes & Duties — with instant answers and explanations.

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Common questions

What is the difference between BSD and ABSD?: BSD applies to almost every property purchase, tiered by price, for both residential and non-residential property. ABSD applies only to residential property and varies by the buyer's profile and the number of properties they already own.
Who pays Seller's Stamp Duty (SSD)?: The seller pays SSD when residential property is sold within the holding period, regardless of whether the sale is at a profit. Always check current rates and holding periods with IRAS.
Do HDB flats pay Seller's Stamp Duty?: There is no blanket HDB exemption — a flat is residential property and is within the scope of SSD. In practice it almost never bites, because the 5-year Minimum Occupation Period is longer than the 4-year SSD holding period (3 years for property acquired before 4 Jul 2025), so a flat sold after MOP is already outside the window. SSD can still surface where a flat was acquired other than by an ordinary purchase — inherited, or transferred on a divorce — and is then sold within the holding period, since the clock runs from the date of acquisition. IRAS separately exempts involuntary disposals such as bankruptcy, government acquisition, a return of the flat to HDB on repossession or under SERS, and disposals HDB requires after an inheritance or a marriage. Confirm the current exemptions with IRAS.
When must stamp duty be paid in Singapore?: Within 14 days after the date of the document if it is signed in Singapore, or within 30 days of the document being received in Singapore if it was signed overseas. On a resale purchase that means the duty falls due from the exercise of the Option to Purchase, not at completion. Stamping late attracts a penalty on top of the duty — $10 or the duty payable (whichever is greater) if stamped within 3 months of the deadline, and $25 or 4 times the duty (whichever is greater) beyond that — and a document that is not duly stamped is inadmissible in evidence in court. Confirm current deadlines and penalties with IRAS.

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Study material aligned to the public CEA syllabus. Not financial or legal advice — verify current figures with the relevant authority (IRAS, HDB, CEA, MAS).

Portion of price / value	BSD rate
First $180,000	1%
Next $180,000 ($180k–$360k)	2%
Next $640,000 ($360k–$1m)	3%
Next $500,000 ($1m–$1.5m)	4%
Next $1,500,000 ($1.5m–$3m)	5%
Amount above $3,000,000	6%

Portion of price / value	BSD rate
First $180,000	1%
Next $180,000 ($180k–$360k)	2%
Next $640,000 ($360k–$1m)	3%
Next $500,000 ($1m–$1.5m)	4%
Amount above $1,500,000	5%

2. Additional Buyer's Stamp Duty (ABSD)

Paid by the buyer, on residential property only, on top of BSD. The rate depends on buyer profile (citizenship/entity) and how many residential properties the buyer already owns. This is the most-tested table in Paper 2:

Buyer profile	1st property	2nd property	3rd & subsequent
Singapore Citizen (SC)	0%	20%	30%
Singapore PR	5%	30%	35%
Foreigner	60%	60%	60%
Entity / Trustee	65%	65%	65%

ABSD rates from 27 Apr 2023. Charged on the higher of price or valuation.

SC vs PR — the headline difference: an SC pays nothing on their first home; a PR pays 5% even on their first. On a second property the gap widens (SC 20% vs PR 30%).

2nd vs 3rd: the jump is real — SC 20% → 30%, PR 30% → 35%. Count existing residential properties to place the buyer in the right column.

Foreigners pay a flat 60% regardless of count (some nationals of countries with Free Trade Agreements — e.g. USA, Switzerland, Norway, Liechtenstein, Iceland — may be accorded the SC rate under the FTA).

ABSD remission for a married couple: a married couple buying a second residential property jointly, where at least one spouse is a Singapore Citizen (it does not have to be SC+SC), still pays the ABSD upfront and is refunded it if they sell their first residential property within 6 months — counted from the date of purchase of the second property where that property is already completed, or from TOP or CSC (whichever is earlier) where it was uncompleted. The refund must then be applied for within 6 months of that sale. Entities and trustees have no equivalent relief — they pay the top rate. (Confirm the current conditions with IRAS.)

The trap

Joint purchases take the highest rate. When buyers with different profiles buy together, ABSD is charged at the highest rate applicable to any one of them, on the whole price or value — not split by share. An SC first-timer buying with a foreigner pays 60% on the entire price (rates from 27 Apr 2023); the same SC buying with a PR who already owns one property pays 30% on the entire price. Exception: a married couple with at least one SC spouse buying their only residential property can apply to IRAS for remission to the SC rate — confirm the conditions with IRAS.