Additional Buyer's Stamp Duty (ABSD)

Additional Buyer’s Stamp Duty (ABSD)

Rates before vs. after 27 Apr 2023

Citizenship / Entity	Residential Property Count / Scope	Before	Now w.e.f. 27 Apr 2023
Singapore Citizens (SC)	1^st	0%	0%
Singapore Citizens (SC)	2^nd	17%	20%
Singapore Citizens (SC)	3^rd or more	25%	30%
Permanent Residents (PR)	1^st	5%	5%
Permanent Residents (PR)	2^nd	25%	30%
Permanent Residents (PR)	3^rd or more	30%	35%
Foreigners (FR)	Any residential property	30%	60%
Entities	Any residential property	35%	65%
Developers	Remittable	35%	35%
Developers	Non-remittable	5%	5%

Rates are applied on the higher of purchase price or market value and are payable in addition to Buyer’s Stamp Duty (BSD). Developer remission rules apply separately.

ABSD Guideline, Remissions & Refunds

A streamlined hub for quick answers, eligibility checks, and timelines. Jump to what you need👇

At-a-glance

Who	Scenario	Key Conditions (summary)	Refund / Remission Timing
Married couple (incl. SC spouse)	Joint purchase; neither spouse owns any residential property	Under both names only; both spouses own no other home.	Remission at stamping (apply via e-Stamping).
Married couple (incl. SC spouse)	Joint purchase of a second home	Pay ABSD upfront; sell first home within 6 months (or TOP/CSC for uncompleted); remain married; no ownership change; no other home bought meanwhile.	Refund within 6 months after selling the first home.
Single SC Seniors (≥55)	Purchase of a second home	Pay ABSD upfront; each first home solely owned by single SC ≥55 (or with single SC ≥55 immediate family); same owners on second home (extras must be single SC ≥55 immediate family); sell first home(s) within 6 months; second home value < each first home sold; no ownership change.	Refund within 6 months after selling the first home(s).

BSD is always payable. ABSD is payable at stamping unless a specific remission applies at stamping.

A. Married Couple — No Existing Residential Property

Full ABSD Remission (Joint Purchase)

Couple includes a Singapore Citizen (SC) spouse; purchase is under both names only.
Both spouses must not own any residential property at purchase.
At stamping, BSD & ABSD apply; if eligible, submit remission instead of ABSD payment.

How to Apply

Apply via the e-Stamping Portal to obtain the remission certificate.

B. Married Couple — Joint Purchase of Second Home

ABSD Refund (Upon Sale of First Home)

Key Conditions (Spouses Remission Rules):

Couple includes an SC; second home is under both names only.
On purchase date, each spouse holds interest in no more than one home.
ABSD is paid on the second home.
First home sold within 6 months of:
- Purchase date (completed), or
- TOP/CSC date (whichever earlier) if uncompleted.
Remain married; no ownership change in the second home at the time of sale.
No other home purchased/acquired since buying the second home.
Apply for refund within 6 months after selling the first home.

COVID-19 (6 May 2020): A 6-month sale-timeline extension was announced for eligible SC married couples (subject to conditions).

ABSD Concession — Single SC Seniors (≥55)

Refund on Second Home (from 16 Feb 2024)

ABSD paid on the second home.
Each first home solely owned by a single SC ≥55, or with single SC ≥55 immediate family.
Owners of each first home are also owners of the second home; any additional owners must be single SCs ≥55 who are immediate family.
On purchase, each buyer owns no more than one home; none bought since.
Dispose first home(s) within 6 months of purchase (completed) or TOP/CSC (if uncompleted).
No ownership change in the second home at sale time.
Value test: Second home’s value is less than each first home sold (values taken at relevant dates).
Apply for refund within 6 months after sale of first home(s).

Notes on Dates & Definitions

Immediate family: parent, child, sibling, or step-relations thereof.
Purchase/Sale date: Acceptance of OTP; else SPA date; else Transfer date.
Value: Higher of price or market value at the relevant date.

How to Apply

Submit the refund application via the e-Stamping Portal within the stated timelines.

Determining ABSD Liability

What Matters On the Purchase Date

A. Buyer type — individual or entity.
B. Buyer profile — SC / PR / Foreigner / Entity / Developer (status must be granted by ICA on purchase date).
C. Property count — includes beneficial interests and those held in trust.
D. Living trust — whether held on trust (see Trusts below).

Date of purchase is the execution date of the purchase instrument (Acceptance to OTP / SPA). Trust deeds should be executed on the day they are to take effect.

Counting Residential Properties

1) Count from date of contract

Once an agreement is accepted/signed (incl. uncompleted units with SPA), it counts as owned.
If your existing unit is sold and the buyer has exercised the option, it can be excluded.

2) Partial / joint ownership

Any ownership interest (even 20%) counts as one property.

3) Property held on trust

If A buys to hold on trust for identifiable beneficiary B, the count is attributed to B.

4) Multiple units in one contract

Each unit counts separately. Highest applicable buyer profile applies per unit as if under separate instruments.

5) Other acquisitions to include

Gifts, inheritance, releases, settlements, declarations of trust (with identifiable beneficiaries), letters of authority, exchanges.

6) HDB shop with LQ / shophouse

Counts as a residential property if any residential use is permitted.

7) Compulsory acquisition

Homes gazetted for compulsory acquisition are excluded.

8) Overseas properties

Properties outside Singapore are excluded.

Trusts & Entities

ABSD (Trust)

Transfers to a trustee are subject to ABSD (Trust) 65% (paid upfront).
Refund: If held for identifiable individual beneficiaries only, a refund may be granted for the difference between 65% and the highest applicable ABSD of the beneficiary profiles. Apply within 6 months of the instrument date.
Residential property transferred into trusts for housing developers: 40% (5% non-remittable + 35% remitted upfront, subject to conditions).
From 9 May 2022, any transfer into a living trust is charged at the entities’ rate.

Who Is an “Entity”?

Any non-individual, including:
- An unincorporated association
- Trustee for a collective investment scheme (acting in that capacity)
- Trustee-manager for a business trust (acting in that capacity)
- Partners of a partnership where the property is held as partnership property

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