SSD Calculator: What Selling Early Actually Costs
Bought on or after 4 Jul 2025 and selling inside four years? Seller's Stamp Duty takes 4% to 16% of your sale price. Key in your dates, see the damage and the day it drops.
$240,000
Selling after 10 months puts you in the 16% tier. Cross 2 Sep 2026 and it falls to 12% — a saving of $80,000.
No SSD payable. You're past the holding window.
Not sure which tier you're in?
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A worked example: bought Sep 2025, selling Aug 2027
Bought a condo for $1.7M on 1 Sep 2025. Selling in Aug 2027 at $2.0M. On paper a decent gain. Here is what the SSD takes first.
Source: IRAS SSD rates effective 4 Jul 2025 (property acquired on/after that date) · Checked 17 Jul 2026
| Line item | How it's worked out | Amount |
|---|---|---|
| Sale price | Higher of price or market value | $2,000,000 |
| Holding period | 1 Sep 2025 to Aug 2027: under 2 years | ~1 yr 11 mo |
| SSD | Over 1 year and up to 2 years: 12% | $240,000 |
| If you wait | Sell on or after 2 Sep 2027 and the rate drops to 8% ($160,000). Six weeks of patience, $80,000 difference. | |
SSD comes out of your sale proceeds before the bank and CPF take theirs. If you're counting on those proceeds for the next downpayment, run this number first. And if your dates land within a week of a tier boundary, confirm the exact day count with your lawyer. A single day moves you a full tier.
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Edge cases
The situations that trip sellers up
Bought before 4 Jul 2025
You stay on the old 3-year table: 12%, 8%, 4%, then nothing after 3 years. The 4-year table only covers homes bought on or after 4 Jul 2025. The calculator picks the right table from your purchase date, so you can't mix them up.
HDB sellers mostly dodge this
SSD technically covers HDB flats, but the 5-year Minimum Occupation Period outlasts the 4-year SSD window. If you can legally sell your flat, you're almost always clear of SSD. The exception is rare cases like selling under special circumstances with HDB approval inside the window.
Selling to family or below market
SSD is charged on the higher of the sale price or market value. A $1 sale to a relative does not dodge the tax; IRAS assesses on what the property is worth.
Divorce, inheritance and transfers
Transfers within the holding period can attract SSD, but genuine divorce settlements under a court order and inheritance situations have their own treatment. Do not assume. Send me the scenario and I'll tell you what usually applies, then your lawyer confirms it.
The one-day problem
IRAS counts calendar dates, and one day either side of a boundary is a full tier. Selling on the 364th day costs 16%; on day 366 it costs 12%. If your dates are tight, your lawyer should verify the exact holding period before the Option is signed. More on the rules in the seller's stamp duty guide
The old 3-year table: 12% within 1 year, 8% within 2, 4% within 3, nothing after. The revised 16/12/8/4% table only covers homes bought on or after 4 Jul 2025. This calculator picks the right one automatically from your purchase date.
Technically yes, but it rarely bites. The 5-year MOP outlasts the 4-year SSD window, so by the time you can sell, you're clear. SSD is mainly a private-property problem.
The higher of the sale price or market value at the date of sale. Selling cheap to a related party doesn't reduce it.
Within 14 days of the sale document, usually the exercised Option signed by your buyer. Your conveyancing lawyer normally handles stamping and pays it out of the sale proceeds.
Next step
Selling a condo? Get the whole timeline right.
SSD is one line in the sale maths. The bigger questions are when to list, what to price, and what lands in your bank after the bank, CPF and IRAS take their share. That's the full seller's guide.