Stamp Duty on a S$4,450,000 Property in Singapore
Buying a S$4,450,000 home in Singapore means paying S$206,600.00 in Buyer's Stamp Duty, plus Additional Buyer's Stamp Duty if it is not your first property or you are not a citizen.
Buyer's Stamp Duty workings
| Band | Rate | BSD |
|---|---|---|
| S$0.00 – S$180,000.00 | 1% | S$1,800.00 |
| S$180,000.00 – S$360,000.00 | 2% | S$3,600.00 |
| S$360,000.00 – S$1,000,000.00 | 3% | S$19,200.00 |
| S$1,000,000.00 – S$1,500,000.00 | 4% | S$20,000.00 |
| S$1,500,000.00 – S$3,000,000.00 | 5% | S$75,000.00 |
| S$3,000,000.00 – S$4,450,000.00 | 6% | S$87,000.00 |
ABSD by buyer
| Buyer | ABSD rate | ABSD | Total stamp duty |
|---|---|---|---|
| Citizen, 1st property | 0% | S$0.00 | S$206,600.00 |
| Citizen, 2nd property | 20% | S$890,000.00 | S$1,096,600.00 |
| PR, 1st property | 5% | S$222,500.00 | S$429,100.00 |
| PR, 2nd property | 30% | S$1,335,000.00 | S$1,541,600.00 |
| Foreigner | 60% | S$2,670,000.00 | S$2,876,600.00 |
When and how to pay
Stamp duty is due within 14 days of signing the sale and purchase agreement or exercising the option to purchase. You pay IRAS in cash first; BSD can then be reimbursed from your CPF Ordinary Account, but ABSD rules differ, so check with your lawyer.
Before you sign
- 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.
- A second housing loan drops the LTV limit sharply and raises the minimum cash downpayment to 25%.
- Using CPF for housing reduces what is left for retirement, and you must refund the amount used plus accrued interest when you sell.
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.
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stamp duties and monthly instalments, but using CPF reduces the money compounding for retirement, and the amount withdrawn plus accrued interest must be refunded to your CPF account when you sell.
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.
Related calculations
- Total Property Stamp Duty Calculator: Adds BSD and ABSD together so you know the full stamp duty bill before you sign an option to purchase.
- Seller's Stamp Duty (SSD) Calculator: Calculates SSD for residential property bought on or after 4 July 2025 and sold within four years.
- HDB Loan Calculator: Calculates monthly repayments on an HDB concessionary loan, which is pegged at 0.1% above the CPF Ordinary Account rate (2.6% a year).
- Home Loan (Mortgage) Calculator: Estimates monthly repayments on a bank home loan for private property or HDB flats.
Change the price and buyer profile in the Stamp Duty on a S$4,450,000 Property Calculator.
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