How to Calculate Total Property Stamp Duty in Singapore: A Step-by-Step Guide
Adds BSD and ABSD together so you know the full stamp duty bill before you sign an option to purchase.
Property is the largest purchase most Singaporeans make, and stamp duties, loan limits and cash requirements are front-loaded. Small mistakes in these figures can mean a shortfall at completion, so it pays to run the numbers before you commit to an option to purchase.
What you need
- Purchase price or market value, whichever is higher (S$)
- Buyer profile
- Which residential property is this?
Step by step
- Enter the purchase price or market value, whichever is higher (S$).
- Enter the buyer profile.
- Enter the which residential property is this?.
- The results update as you type, or press Calculate.
- Read the buyer's stamp duty first, then the supporting figures below it.
The formula
Total = BSD (tiered 1%–6%) + ABSD (price × ABSD rate for your profile).
Worked example
For example, with these inputs:
- Purchase price or market value, whichever is higher (S$): 1,200,000
- Buyer profile: Singapore Citizen
- Which residential property is this?: First
the calculator returns:
- Buyer's Stamp Duty: S$32,600.00
- Additional Buyer's Stamp Duty: S$0.00
- Total stamp duty: S$32,600.00
- Total as % of price: 2.72%
A second example
Now change the inputs to:
- Purchase price or market value, whichever is higher (S$): 1,500,000
- Buyer profile: Singapore Citizen
- Which residential property is this?: First
the calculator returns:
- Buyer's Stamp Duty: S$44,600.00
- Additional Buyer's Stamp Duty: S$0.00
- Total stamp duty: S$44,600.00
- Total as % of price: 2.97%
Practical tips
- Banks test your TDSR at a stress-test rate, not the advertised rate, so your borrowing limit is lower than you might expect.
- Stamp duty is based on the purchase price or market value, whichever is higher.
- Stamp duty must be paid within 14 days of signing, so have the cash ready before you exercise the option.
- Seller's Stamp Duty can wipe out the gains on a quick resale, so check your holding period before selling.
Background
Singapore's property market is shaped by cooling measures introduced since 2009, including Additional Buyer's Stamp Duty, loan-to-value limits and debt servicing ratios. These rules are adjusted when the market runs hot, so the numbers you see today may differ from what friends paid a few years ago.
Most Singaporeans live in HDB flats, which can be financed with an HDB concessionary loan at 0.1% above the CPF Ordinary Account rate or with a bank loan. Private property must be financed with a bank loan, and banks offer fixed, floating and SORA-pegged packages.
Stamp duties are paid upfront. Buyer's Stamp Duty applies to every purchase at tiered rates up to 6%, while ABSD depends on the buyer's residency status and how many residential properties they already own. Sellers who dispose of a property within the holding period pay Seller's Stamp Duty.
Related calculations
- Rental Yield Calculator: Measures the return from rent before and after costs such as property tax, maintenance fees and agent fees.
- Home Loan Refinancing Calculator: Compares your current mortgage with a new rate to show the monthly saving and how long switching costs take to recover.
- Property Downpayment Calculator: Splits the downpayment into cash and CPF and shows the remaining loan.
- Buyer's Stamp Duty (BSD) Calculator: Calculates Buyer's Stamp Duty on a Singapore residential property using the tiered rates from 1% to 6%.
Want to skip the arithmetic? The free Total Property Stamp Duty Calculator does all of this instantly and updates as you type.
Run your own numbers: Total Property Stamp Duty Calculator