ABSD Calculator: What You'll Actually Pay in 2026
Additional Buyer's Stamp Duty runs from 0% to 65% of the price. Pick your profile, key in the number, see the full workings. No email needed to see the answer.
$300,000
On a $1.5M second property, ABSD adds $300K. It is due in cash within 14 days of exercising the Option to Purchase.
No ABSD on this profile. Ordinary Buyer's Stamp Duty (BSD) still applies.
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A worked example: $1.5M, Singaporean, second property
This is the profile I get asked about most. An upgrader keeping the HDB and buying a condo. Here is exactly how the number is built.
Source: IRAS ABSD rates effective 27 Apr 2023; BSD tiers effective 15 Feb 2023 · Checked 17 Jul 2026
| Line item | How it's worked out | Amount |
|---|---|---|
| Purchase price | Higher of price or market value | $1,500,000 |
| ABSD | Singaporean, 2nd property: 20% | $300,000 |
| BSD | 1% on $180K + 2% on $180K + 3% on $640K + 4% on $500K | $44,600 |
| Total stamp duties | $344,600 — due within 14 days of exercising the Option. ABSD in cash; BSD can come from CPF OA. | |
That $344,600 is money you cannot borrow. Add the 25% downpayment and a second property at this price needs roughly $720K in cash and CPF before the first mortgage payment. Know this number before the showflat, not after the Option fee.
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Edge cases
The profiles calculators usually get wrong
Mixed-nationality couples
When two profiles buy together, IRAS applies the higher rate. A Singaporean and a foreigner buying jointly pay 60%, not 20%. If the purchase is in the Singaporean spouse's sole name, SC rates apply to that purchase. Married couples with at least one SC spouse can also apply for full remission on a first matrimonial home, if neither owns other residential property.
FTA nationals
Citizens of the United States, and nationals and permanent residents of Switzerland, Iceland, Liechtenstein and Norway, pay Singapore Citizen rates under Free Trade Agreements. That is 0% on the first property, not 60%. The property must be held in personal name; a company or trust forfeits the exemption.
Buying under a trust or company
Both pay 65% upfront. For trusts, a refund is possible but only if strict conditions are met (identifiable individual beneficiary, among others). Structure first, sign later is how people burn six figures. Ask before you do anything here.
Decoupling
Selling your share to your spouse is still a sale. BSD applies on the share transferred, and ABSD can apply depending on your spouse's profile and count. Legal and valuation fees sit on top. Sometimes the maths works. Often it does not.
Selling within 6 months to claim remission
For a married SC couple upgrading, ABSD on the replacement home can be refunded if the first home sells within 6 months (6 months from TOP for uncompleted units). One replacement property only. The clock is unforgiving. Read the remission guide
Buying jointly, the higher profile applies: 60%. Two common ways around it. Buy in the Singaporean spouse's sole name, so SC rates apply. Or, if this is your first matrimonial home and neither of you owns other property, apply to IRAS for married-couple remission.
Yes. ABSD covers all residential property, HDB included. A Singaporean who keeps a condo and buys an HDB flat pays 20%. HDB's own ownership rules, which generally stop you holding a flat and a private property at once, sit on top of the tax.
No. ABSD is payable in cash within 14 days of the document date, usually the exercised Option to Purchase. Ordinary BSD can be paid from CPF OA savings. ABSD cannot.
A married couple with at least one Singaporean spouse can apply for remission on the replacement property, if the first home sells within 6 months of the purchase (or of TOP for uncompleted properties). Miss it and the remission is gone. Details in the ABSD remission guide.
Next step
Paying 20% ABSD? Spend it on the right project.
A second property at 20% ABSD needs a stronger case than a first home at 0%. Some 2026 launches clear that bar on land price and exit maths. Some do not. I track both, and I'll tell you which is which.