Stamp Duty on a S$800,000 Property in Singapore
Buying a S$800,000 home in Singapore means paying S$18,600.00 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$800,000.00 | 3% | S$13,200.00 |
ABSD by buyer
| Buyer | ABSD rate | ABSD | Total stamp duty |
|---|---|---|---|
| Citizen, 1st property | 0% | S$0.00 | S$18,600.00 |
| Citizen, 2nd property | 20% | S$160,000.00 | S$178,600.00 |
| PR, 1st property | 5% | S$40,000.00 | S$58,600.00 |
| PR, 2nd property | 30% | S$240,000.00 | S$258,600.00 |
| Foreigner | 60% | S$480,000.00 | S$498,600.00 |
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
- HDB loans are capped at 25 years and must be fully repaid by age 65.
- Budget for legal fees, valuation, renovation and moving costs on top of the downpayment and stamp duties.
- Seller's Stamp Duty can wipe out the gains on a quick resale, so check your holding period before selling.
- Using CPF for housing reduces what is left for retirement, and you must refund the amount used plus accrued interest when you sell.
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stamp duties and monthly instalments, but using CPF reduces the money compounding for retirement, and the amount withdrawn plus accrued interest must be refunded to your CPF account when you sell.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.
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
- Additional Buyer's Stamp Duty (ABSD) Calculator: Calculates ABSD by buyer profile and the number of residential properties owned, using the rates in force since 27 April 2023.
- 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).
Change the price and buyer profile in the Stamp Duty on a S$800,000 Property Calculator.
Run your own numbers: Stamp Duty on a S$800,000 Property Calculator