Buyer's Stamp Duty (BSD)

Buyer’s Stamp Duty (BSD)

Applies on the higher of Purchase Price or Market Value
Tier Residential Property Non-Residential Property
On / before 14 Feb 2023 On / after 14 Feb 2023 On / before 14 Feb 2023 On / after 14 Feb 2023
First $180,000 1%1% 1%1%
Next $180,000
>$180k to ≤ $360k		 2%2% 2%2%
Next $640,000
>$360k to ≤ $1m		 3%3% 3%3%
Next $500,000
>$1m to ≤ $1.5m		 —4% —4%
Next $1,500,000
>$1.5m to ≤ $3m		 4%5% 3%5%
Amount > $3,000,000 —6% —5%

Figures shown are tiered BSD rates. Duty is computed progressively across tiers.

Stamp Duty Guide: Manner of Acquisitions & BSD Computation

When Ad Valorem Duty Applies (BSD / ABSD / SSD)
  • Purchase — e.g., acceptance of an Option to Purchase (OTP), Sale & Purchase Agreement.
  • Gift — including a voluntary declaration of trust and settlement.
  • Declaration of Trust / Trust Deed — fixed $10 duty if there is no change in beneficial interest; ad valorem duty applies when beneficial interest changes.
  • Distribution in specie on winding up of a company
    ABSD applies for transfers of interests in residential property distributed in specie to a shareholder on/after 13 Oct 2023.
  • Distribution from estate of a deceased that is not in accordance with the Will, Intestate Succession Act or Muslim Law of Inheritance.
  • Resulting trust arising from a renunciation of interest in residential property held under a bare trust.
Requirement to Pay BSD
  • BSD is payable on documents for the transfer or sale & purchase of property located in Singapore.
  • Duty is computed on the higher of the stated consideration (price) or the market value.
  • If a benefit is an immediate cash discount (cash / cashier’s order / cheque) stated in the instrument at execution, it may be deducted, provided the net price still reflects market value.
  • Non-cash benefits (e.g., furniture vouchers, rental guarantees, car, lucky draw) are not deductible.
  • Benefits (cash or non-cash) not stated in the stamped document are also not deductible.
  • The first instrument for a sale & purchase is charged ad valorem duty; subsequent related instruments in the same transaction are not dutiable.
En-Bloc / “Block” Purchases & Multiple Properties

Where multiple properties are acquired collectively, stamp duty is computed on the total price if:

  • There is a single contract for all the properties; or
  • Purchases are dependent and conditional on one another.
Single contract followed by individual instruments

The single contract is stamped at ad valorem duty on the aggregate price. The subsequent individual instruments need not bear ad valorem duty.

Multiple dependent documents

Only one of the documents is stamped at ad valorem duty, based on the total price of all related properties.

BSD Rates & Computation

BSD is tiered and computed progressively on the purchase price or market value (whichever is higher). Rounded down to the nearest dollar, minimum $1.

On or after 15 Feb 2023

Tier of Consideration / Value Residential Non-Residential
First $180,0001%1%
Next $180,0002%2%
Next $640,0003%3%
Next $500,0004%4%
Next $1,500,0005%5%
Remaining amount6%5%
Historic rates (20 Feb 2018 – 14 Feb 2023 & Before)
Tier Residential (20 Feb 2018 – 14 Feb 2023) Non-Residential (20 Feb 2018 – 14 Feb 2023) Before 20 Feb 2018 (All Property)
First $180,0001%1%First $180,0001%
Next $180,0002%2%Next $180,0002%
Next $640,0003%3%Remaining amount3%
Remaining amount4%—
Worked Examples (using post-15 Feb 2023 rates)
Example 1 — Purchase of Terrace House at $4,500,100 (17 Feb 2023)
TierRateComputation
First $180,0001%$1,800
Next $180,0002%$3,600
Next $640,0003%$19,200
Next $500,0004%$20,000
Next $1,500,0005%$75,000
Remaining $1,500,1006%$90,006
BSD Payable: $209,606
Example 2 — Vacant Land Zoned “Commercial & Residential” at $22,000,000 (1 Mar 2023)

Assume 60% GFA deemed residential ($9,000,000) and 40% non-residential ($13,000,000), valued by a professional valuer.

Residential Component (60%) — $9,000,000
1% on first $180,000$1,800
2% on next $180,000$3,600
3% on next $640,000$19,200
4% on next $500,000$20,000
5% on next $1,500,000$75,000
6% on remaining $6,000,000$360,000
BSD (Residential)$479,600
Non-Residential Component (40%) — $13,000,000
1% on first $180,000$1,800
2% on next $180,000$3,600
3% on next $640,000$19,200
4% on next $500,000$20,000
5% on remaining $11,500,000$575,000
BSD (Non-Residential)$619,600

Total BSD Payable: $1,099,200 ($479,600 + $619,600)

BSD Remissions — Acquisition of Residential Land for Non-Residential Development
A. Residential land with use restriction (portion must be non-residential)
  • X% of GFA must be developed/used for non-residential purposes and not for residential.
  • Notify IRAS immediately if any of the X% GFA is (or will be) used for residential purposes.
  • Submit within 14 days of acquisition:
    • Technical Conditions of Tender (if GLS),
    • URA Written Permission (WP) for redevelopment, and
    • Any further documents required by the Commissioner of Stamp Duties (COSD).
  • If conditions are breached or approval is granted for residential units, pay back BSD remitted with immediate effect, in the manner and place stated in COSD’s notice within one month of service.

Where granted, non-residential BSD rates apply to the entire site or the restricted part.

B. Residential land without use restriction — 100% non-residential development
  • Undertake not to develop/use the land for residential purposes and notify IRAS immediately if that changes.
  • Submit within 14 days of TOP/CSC (whichever earlier):
    • URA WP for redevelopment,
    • TOP or CSC issued by BCA, and
    • Any other documents required by COSD.
  • If subsequently used/approved for residential use, pay back the BSD remitted; settle per COSD notice within one month of service.

Remission is by way of the difference between residential and non-residential BSD rates.

Get a BSD / ABSD / SSD Computation Sheet We’ll model your scenario (trusts, en-bloc, benefits & remissions) and send a clear cost breakdown.

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