ABSD Rates
Additional Buyer Stamp Duty rates, remissions, and planning considerations
Updated March 2026 ยท Singapore regulations
What is ABSD?
Additional Buyer's Stamp Duty (ABSD) is a surcharge levied on top of Buyer's Stamp Duty (BSD) on the purchase of residential property in Singapore. Introduced in December 2011, ABSD is a key cooling measure used by the government to moderate demand, particularly from investors and foreign buyers.
ABSD is determined by your citizenship/residency status and the number of residential properties you own (including overseas properties) at the time of purchase.
Current ABSD Rates (Effective 27 April 2023)
| Buyer Profile | 1st Property | 2nd Property | 3rd & Subsequent |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Singapore Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigner (any nationality) | 60% | 60% | 60% |
| Entity / Company | 65% | 65% | 65% |
| Developer (residential project) | 35%* | โ | โ |
* Developer ABSD is remittable if all residential units in the project are sold within 5 years of acquiring the site.
ABSD Remission Schemes
| Scenario | Remission | Conditions |
|---|---|---|
| Married SC/PR couple โ 1st joint property | Full remission (treated as 1st property for each) | At least one SC; neither previously owned residential property |
| SC buying 2nd property, selling 1st | 20% ABSD refundable on 2nd purchase | Must sell 1st property within 6 months of 2nd property completion (or 6 months of TOP) |
| SC/PR couple โ selling existing home to upsize | ABSD on 2nd property refundable | Same 6-month rule applies; must have sold existing property |
| Developer remission | 35% ABSD remittable | All residential units sold within 5 years of land acquisition |
ABSD on Trust (65%)
From 9 May 2022, a flat 65% ABSD is charged when any residential property is transferred into a living trust, regardless of the beneficiaries' citizenship. This was introduced to close the loophole where wealthy families transferred properties to trusts to avoid ABSD on behalf of children.
Decoupling Strategy
Some joint property owners โdecoupleโ โ one partner transfers their share to the other. The buyer of the share pays BSD (not ABSD). The person who gave up their share is now technically a first-time buyer again for ABSD purposes.
History of ABSD Rate Hikes
| Date | Key Change |
|---|---|
| December 2011 | ABSD introduced. SC 2nd property: 3%, Foreigners: 10% |
| January 2013 | Rates raised significantly across all tiers |
| July 2018 | SC 2nd: 12%, PR 1st: 5%, Foreigners: 20% |
| December 2021 | SC 2nd: 17%, PR 1st: 5%, Foreigners: 30% |
| April 2023 (current) | SC 2nd: 20%, PR 1st: 5%, Foreigners: 60% |
Each hike reflected the government's response to rising prices and demand. The April 2023 hike โ particularly the jump to 60% for foreigners โ was the most aggressive to date.
Investment Planning Consideration
For an SC owning one property and considering a 2nd at $1.5M: ABSD alone is $300,000. For this to make financial sense, the property would typically need a gross rental yield of at least 3.5โ4.0% or strong capital appreciation over a 5+ year hold. Always model your full cost of ownership (BSD + ABSD + mortgage + maintenance + property tax) before investing.