How to Calculate Seller's Stamp Duty (SSD) in Singapore: A Step-by-Step Guide
Calculates SSD for residential property bought on or after 4 July 2025 and sold within four years.
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
- Selling price or market value (S$)
- How long you held the property
Step by step
- Enter the selling price or market value (S$).
- Enter the how long you held the property.
- The results update as you type, or press Calculate.
- Read the seller's stamp duty first, then the supporting figures below it.
The formula
16% if sold within one year, 12% in year two, 8% in year three, 4% in year four, and nothing after that.
Worked example
For example, with these inputs:
- Selling price or market value (S$): 1,500,000
- How long you held the property: Up to 1 year
the calculator returns:
- Seller's Stamp Duty: S$240,000.00
A second example
Now change the inputs to:
- Selling price or market value (S$): 1,875,000
- How long you held the property: Up to 1 year
the calculator returns:
- Seller's Stamp Duty: S$300,000.00
Practical tips
- Using CPF for housing reduces what is left for retirement, and you must refund the amount used plus accrued interest when you sell.
- Stamp duty must be paid within 14 days of signing, so have the cash ready before you exercise the option.
- Stamp duty is based on the purchase price or market value, whichever is higher.
- Banks test your TDSR at a stress-test rate, not the advertised rate, so your borrowing limit is lower than you might expect.
Background
The Total Debt Servicing Ratio limits monthly debt repayments to 55% of gross monthly income for any property loan, and the Mortgage Servicing Ratio limits the housing instalment to 30% of income for HDB flats and new executive condominiums. Banks apply a medium-term interest rate in these tests rather than the rate you will actually pay.
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.
CPF Ordinary Account savings can pay for the downpayment, stamp duties and monthly instalments, but using CPF reduces the money compounding for retirement, and the amount withdrawn plus accrued interest must be refunded to your CPF account when you sell.
Related calculations
- Loan-to-Value (LTV) Calculator: Shows the maximum bank loan and the minimum downpayment under MAS loan-to-value limits for loans up to 30 years (25 years for HDB flats).
- Property Affordability Calculator: Estimates the biggest loan and property price your income supports under TDSR, using the stress-test rate banks apply.
- 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.
Want to skip the arithmetic? The free Seller's Stamp Duty (SSD) Calculator does all of this instantly and updates as you type.
Run your own numbers: Seller's Stamp Duty (SSD) Calculator