Stamp Duty Calculator: The BSD You'll Actually Pay in 2026
Every buyer pays Buyer's Stamp Duty, citizen or foreigner, first flat or fifth. Here it is worked out tier by tier at the IRAS rates in force since 15 February 2023. No sign-up, full breakdown.
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Your result, explained
BSD is progressive, like income tax. You don't pay one flat rate on the whole price; each slice of the price is taxed at its own rate, then the slices are added up. That's why a $1.5M condo doesn't cost 4% ($60,000) in BSD. It costs $44,600, an effective 2.97%.
Two practical points. First, the duty follows the higher of your agreed price or the property's market value, so a "cheap" private deal with family doesn't shrink the bill. Second, the money moves fast: within 14 days of exercising the Option to Purchase for a resale, or signing the Sale & Purchase Agreement for a new launch. Your lawyer usually files it on IRAS e-Stamping for you.
Worked example: $700,000 resale 4-room flat
| Tier | Slice of the $700,000 | Duty |
|---|---|---|
| 1% on first $180,000 | $180,000 | $1,800 |
| 2% on next $180,000 | $180,000 | $3,600 |
| 3% on next $640,000 | $340,000 | $10,200 |
| Total BSD | $15,600 · effective 2.23% | |
Shortcut for anything at $1M or below: BSD is 3% of the price minus $5,400. $700,000 × 3% − $5,400 = $15,600. The tool shows the matching shortcut for higher prices in the result panel.
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Where calculators usually go wrong
Edge cases worth knowing
BSD is not ABSD
BSD applies to every buyer on every property. ABSD is a second tax that depends on who you are and how many properties you own: 0% for a citizen's first home, up to 60% for a foreigner. Budget for both before you offer. Run the ABSD calculator next.
Price or market value, whichever is higher
Buying below valuation doesn't cut your BSD. If the flat is valued at $720,000 and you somehow secured it at $700,000, IRAS still charges on $720,000. The reverse isn't true: pay above valuation (a COV premium) and BSD follows your price. You only ever pay on the bigger number.
CPF can pay it, but timing differs
For an HDB flat, BSD can come straight from your CPF Ordinary Account. For private property you pay cash first and claim reimbursement from CPF afterwards. Either way the cash has to exist on day one, so plan for it in your upfront budget, not after.
Non-residential is a different table
Shophouses, offices and industrial units use the non-residential tiers: same rates except the top band is 5%, not 6%. This tool is residential only.
Selling, not buying?
You may be thinking of Seller's Stamp Duty instead: up to 16% if you sell within four years of buying (table revised for purchases from 4 Jul 2025). Different tax, different tool: SSD calculator and the seller stamp duty guide.
Next step
Now put the tax into a real budget
BSD is the smaller half of the upfront bill. The bigger half is the downpayment, and what you can borrow decides both. Run your affordability, then look at homes that actually fit the number.
Mortgage affordability
Max loan, max price and monthly cost under TDSR 55% and MSR 30%.
Run my affordability Resale HDBWhat flats actually transacted at
Town-by-town prices, grant math and honest commentary for first-timers.
Resale HDB guide Resale condoThe resale condo buyer's pillar
Costs, timeline and what to check before you offer on a unit.
Resale condo guide New launch2026 launches, priced and compared
BSD is the same on a new launch; the payment schedule isn't. See the projects.
New launch hubBuying soon? Tell me the number you're working with.
I'll sanity-check the budget against real transactions in the towns you're considering, before you sign anything.