Seller's Stamp Duty (SSD) in Singapore: Your Questions Answered
These are the questions people ask most often about seller's stamp duty (ssd). Each answer is short; follow the links for the full detail.
What does a seller's stamp duty (ssd) calculation tell me?
Calculates SSD for residential property bought on or after 4 July 2025 and sold within four years.
What is the formula?
16% if sold within one year, 12% in year two, 8% in year three, 4% in year four, and nothing after that.
What do I need to enter?
Selling price or market value (S$), How long you held the property.
Should I rely on this before signing?
Use it to plan, then confirm the figures with your banker, lawyer or the IRAS stamp duty calculator before you exercise an option to purchase.
Can you show an example?
For example, with these inputs:
- Selling price or market value (S$): 1,500,000
- How long you held the property: Up to 1 year
the calculator returns:
- Seller's Stamp Duty: S$240,000.00
Any tips?
- A second housing loan drops the LTV limit sharply and raises the minimum cash downpayment to 25%.
- HDB loans are capped at 25 years and must be fully repaid by age 65.
- Stamp duty must be paid within 14 days of signing, so have the cash ready before you exercise the option.
Background
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stamp duties and monthly instalments, but using CPF reduces the money compounding for retirement, and the amount withdrawn plus accrued interest must be refunded to your CPF account when you sell.
Beyond the price, buyers should budget for legal fees, valuation, home insurance, renovation and furnishing. Running the figures in advance helps you decide how much cash to hold back and whether a smaller loan or longer tenure makes more sense.
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.
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.
Try it yourself with the Seller's Stamp Duty (SSD) Calculator.
Run your own numbers: Seller's Stamp Duty (SSD) Calculator