ABSD Stamp Duty Worked Examples Singapore 2026 Guide
ABSD worked examples at S$1M, S$2M, S$3M for SC, PR, foreign, and US FTA buyers. Decision tables, BSD stack, calculator-style guide.
By Invest Singapore Editorial · Updated June 19, 2026 · 24 min read
Quick answer: ABSD stacks on progressive BSD at S$1M, S$2M, and S$3M price points. Foreign buyers pay 60% ABSD plus BSD (S$834,600 total stamp duty on S$3M). Singapore citizens pay 0%/20%/30% by property count. US FTA with remission pays BSD only on a qualifying first home. Use tables below as a calculator workbook, then confirm with IRAS.
Invest Singapore 2026 ABSD calculator lens
Invest Singapore publishes this page as a spreadsheet substitute, not an interactive tool. Run your OTP budget through three price anchors (S$1M, S$2M, S$3M) and four buyer profiles before showroom visits. Foreign share was 1.2% of 26,492 private sales in 2025 because the 60% line item filters capital, not because ABSD is unknown.
Mechanics and FTA depth live in Singapore ABSD foreign buyer guide and US citizen vs foreign buyer ABSD Singapore. Remission filing steps sit in FTA ABSD remission Singapore property. BSD tier math is in Buyer Stamp Duty Singapore explained.
ABSD Rate Reference Table (Individuals, Residential)
| Buyer profile | 1st property ABSD | 2nd property ABSD | 3rd+ property ABSD |
|---|---|---|---|
| Singapore citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 25% | 30% |
| Foreign national | 60% | 60% | 60% |
| US citizen (FTA remission approved, qualifying first) | 0% | 60% | 60% |
| Swiss citizen (FTA remission approved, qualifying first) | 0% | 60% | 60% |
Rates apply to price or market value, whichever is higher. ABSD is additional to BSD.
BSD Quick Reference (All Buyers)
Progressive BSD tiers from February 2023:
| Band | Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1,500,000 | 5% |
| Above S$3,000,000 | 6% |
Illustrative BSD totals:
| Purchase price | BSD (illustrative) |
|---|---|
| S$1,000,000 | S$24,600 |
| S$2,000,000 | S$69,600 |
| S$3,000,000 | S$119,600 |
Worked Example Block: S$1,000,000 Purchase
| Profile | ABSD rate | ABSD amount | BSD | Total stamp duty |
|---|---|---|---|---|
| Singapore citizen (1st) | 0% | S$0 | S$24,600 | S$24,600 |
| Singapore PR (1st) | 5% | S$50,000 | S$24,600 | S$74,600 |
| Singapore citizen (2nd) | 20% | S$200,000 | S$24,600 | S$224,600 |
| Foreign national | 60% | S$600,000 | S$24,600 | S$624,600 |
| US FTA (1st, remission) | 0% | S$0 | S$24,600 | S$24,600 |
Cash needed beyond down payment for a foreign buyer at 75% LTV: S$250,000 down plus S$624,600 stamp duty plus fees, before renovation.
Worked Example Block: S$2,000,000 Purchase
| Profile | ABSD rate | ABSD amount | BSD | Total stamp duty |
|---|---|---|---|---|
| Singapore citizen (1st) | 0% | S$0 | S$69,600 | S$69,600 |
| Singapore PR (1st) | 5% | S$100,000 | S$69,600 | S$169,600 |
| Singapore PR (2nd) | 25% | S$500,000 | S$69,600 | S$569,600 |
| Singapore citizen (2nd) | 20% | S$400,000 | S$69,600 | S$469,600 |
| Foreign national | 60% | S$1,200,000 | S$69,600 | S$1,269,600 |
| US FTA (1st, remission) | 0% | S$0 | S$69,600 | S$69,600 |
The S$2M foreign row is why US citizen vs foreign buyer ABSD Singapore exists: S$1,200,000 ABSD gap between 60% foreign and 0% FTA first property.
Effective stamp duty rate on S$2M foreign purchase: 63.5% of price in tax alone.
Worked Example Block: S$3,000,000 Purchase
| Profile | ABSD rate | ABSD amount | BSD | Total stamp duty |
|---|---|---|---|---|
| Singapore citizen (1st) | 0% | S$0 | S$119,600 | S$119,600 |
| Singapore PR (1st) | 5% | S$150,000 | S$119,600 | S$269,600 |
| Singapore citizen (2nd) | 20% | S$600,000 | S$119,600 | S$719,600 |
| Singapore citizen (3rd) | 30% | S$900,000 | S$119,600 | S$1,019,600 |
| Foreign national | 60% | S$1,800,000 | S$119,600 | S$1,919,600 |
| US FTA (1st, remission) | 0% | S$0 | S$119,600 | S$119,600 |
CCR entry at S$3M for foreigners implies roughly S$1.92M stamp duty before 25% down payment at 75% LTV. Total cash path exceeds S$2.6M before keys.
Side-by-Side ABSD Only at Three Price Points
| Price | SC 1st | SC 2nd | PR 1st | PR 2nd | Foreign | US FTA 1st |
|---|---|---|---|---|---|---|
| S$1M | S$0 | S$200k | S$50k | S$250k | S$600k | S$0 |
| S$2M | S$0 | S$400k | S$100k | S$500k | S$1.2M | S$0 |
| S$3M | S$0 | S$600k | S$150k | S$750k | S$1.8M | S$0 |
Use this table as your mental calculator. Add BSD from the prior section for all-in stamp duty.
Decision Table: Which Guide Next?
| Your situation | Read next |
|---|---|
| Foreign passport, first purchase, no FTA | Singapore ABSD foreign buyer guide |
| US or Swiss passport, first purchase | FTA ABSD remission Singapore property |
| Comparing US vs generic foreign tiers | US citizen vs foreign buyer ABSD Singapore |
| Full purchase cost stack | Cost of buying property Singapore |
| Cooling measures hub | Singapore property cooling measures guide |
| BSD tier derivation | Buyer Stamp Duty Singapore explained |
Calculator Workflow (Manual, Pre-OTP)
Step 1: Confirm purchase price P and IRAS market value. Use higher figure.
Step 2: Look up ABSD rate R from profile and property count table.
Step 3: ABSD = P × R.
Step 4: Compute BSD from progressive tiers or use S$24,600 / S$69,600 / S$119,600 anchors at S$1M / S$2M / S$3M.
Step 5: Total stamp duty = ABSD + BSD.
Step 6: Add down payment per LTV loan to value Singapore property, legal fees, agent commission, MCST deposits.
Step 7: For US FTA, run parallel column at R = 0% only if lawyer confirms remission before e-Stamping.
Buyer Scenarios Using the Tables
Scenario A: PR couple, first OCR condo S$1.65M. ABSD 5% = S$82,500. BSD interpolate near S$58,000. Total stamp duty roughly S$140,500. Compare citizen spouse co-buy structure with lawyer; ABSD follows buyer profile mix.
Scenario B: Citizen upgrading to second CCR unit S$2.4M. ABSD 20% = S$480,000. BSD roughly S$83,600. Sell first property timing may reset count if structured correctly; verify property count before OTP.
Scenario C: Generic foreign buyer S$2M OCR. ABSD S$1.2M + BSD S$69,600 = S$1,269,600. At median rent S$5.13 psf on 750 sq ft (~S$46,200/year gross), stamp duty exceeds 27 years of gross rent. Hold period must be long or thesis must include non-yield factors.
Scenario D: US executive S$2M with FTA remission. ABSD S$0 + BSD S$69,600. Same as citizen first purchase stamp duty. Second Singapore property reverts to 60% ABSD unless profile changes. File remission via IRAS myTax Portal per FTA guide.
Pros and Cons of Modelling ABSD This Way
| Pros | Cons |
|---|---|
| Fast pre-OTP budget guardrails | Does not replace lawyer e-Stamping |
| Compares profiles at same price | Interpolation needed between S$1M/S$2M/S$3M |
| Highlights foreign vs FTA gap | Entity 65% ABSD not covered here |
| Pairs with BSD explained guide | Budget day rate changes require refresh |
Risks and Common Errors
- Using booking date ABSD rate when exercise occurs after Budget change
- Assuming US passport equals 0% ABSD without IRAS remission approval
- Forgetting BSD in foreign “60%” headline (true all-in near 63% on S$2M)
- Counting property ownership incorrectly across joint names
- Entity purchase expecting personal FTA relief
- Under-declaring value; IRAS reassessment adds penalties
ABSD and Yield Sanity Check
| Price | Foreign total stamp duty | Annual rent at S$5.13 psf (750 sq ft) | Years of rent to equal stamp duty |
|---|---|---|---|
| S$1M | S$624,600 | ~S$46,200 | ~13.5 years |
| S$2M | S$1,269,600 | ~S$46,200 | ~27.5 years |
| S$3M | S$1,919,600 | ~S$46,200 | ~41.5 years |
Foreign ABSD is not amortised through rent quickly. FTA 0% or long hold changes the story. See Singapore rental yield guide for net yield after maintenance.
When Rates Change
Verify IRAS.gov.sg before exercise. April 2023 foreign 60% and entity 65% remain live in 2026. February Budget can adjust tiers with minimal notice. Exercise timing binds the rate.
Interpolating Between S$1M, S$2M, and S$3M
For prices between anchors, scale ABSD linearly (rate times price) and interpolate BSD using marginal tiers from Buyer Stamp Duty Singapore explained.
| Price | Foreign ABSD (60%) | Citizen 2nd ABSD (20%) | PR 1st ABSD (5%) |
|---|---|---|---|
| S$1,500,000 | S$900,000 | S$300,000 | S$75,000 |
| S$2,500,000 | S$1,500,000 | S$500,000 | S$125,000 |
Illustrative BSD at S$1.5M: S$44,600 (standard tier total for first S$1.5M). At S$2.5M: S$69,600 plus 5% on extra S$500,000 equals S$94,600.
Combined foreign stamp duty at S$2.5M: S$1,500,000 ABSD + S$94,600 BSD = S$1,594,600, or 63.8% of price in tax before down payment.
Joint Purchase and ABSD Split
When buyers hold unequal shares, ABSD follows each buyer’s profile and property count on their share of the price. A citizen and foreign spouse buying jointly may trigger blended treatment; lawyer structuring before OTP determines whether both names must appear on title and how IRAS assesses ABSD.
Do not rely on this guide for marriage, PR conversion, or trust splits. Use it to bracket cash need, then confirm assessment with e-Stamping.
Closing Summary
Treat this page as your ABSD calculator workbook: three price anchors, five profiles, BSD stacked. Foreign default at S$2M means S$1.27M stamp duty. US FTA first property means S$69,600 BSD only when remission is approved. Singapore citizen second property at S$2M means S$469,600 total stamp duty.
Confirm every figure with your conveyancing lawyer at e-Stamping. Then read the linked foreign buyer guide or US compare page for procedural depth beyond arithmetic.
Entity purchase worked row at S$2M
Companies and trusts buying residential property typically pay 65% ABSD on the full price unless a specific exemption applies. This guide does not provide entity tax advice; the arithmetic below shows why personal FTA relief never flows through a corporate buyer.
| Buyer type | ABSD at S$2M | Illustrative BSD | Total stamp duty |
|---|---|---|---|
| Foreign individual | S$1,200,000 | S$69,600 | S$1,269,600 |
| Entity (typical residential) | S$1,300,000 | S$69,600 | S$1,369,600 |
| US FTA individual first home | S$0 | S$69,600 | S$69,600 |
Entity buyers also face annual property tax and compliance costs outside this table. See Singapore ABSD FAQ property buyers 2026 for entity FAQ answers.
PR ladder worked progression at S$1.5M
Permanent residents stepping from first to second property face a visible ABSD jump. Use this ladder when modelling whether to buy now as PR or wait for citizenship if ICA timeline is uncertain.
| PR purchase sequence | ABSD rate | ABSD dollars at S$1.5M | Plus illustrative BSD |
|---|---|---|---|
| First residential | 5% | S$75,000 | S$44,600 |
| Second residential | 25% | S$375,000 | S$44,600 |
| Third residential | 30% | S$450,000 | S$44,600 |
Citizenship converts the first-property row to 0% ABSD but does not refund ABSD paid while you were PR on an earlier purchase. Timing OTP relative to citizenship ceremony is a lawyer question, not a spreadsheet shortcut.
Cash buffer beyond stamp duty tables
Worked examples show tax only. Budget these cash lines separately so TDSR and down payment math stays honest.
| Line item | S$2M foreign purchase illustrative |
|---|---|
| ABSD + BSD | S$1,269,600 |
| Down payment at 75% LTV max | S$500,000 |
| Legal and stamp filing | S$3,500 to S$5,000 |
| MCST deposit and renovation reserve | S$30,000 to S$80,000 |
| Total cash before keys | S$1.8M+ |
Foreign buyers without FTA relief often need S$1.7M to S$1.9M cash on a S$2M OCR unit before renovation. That is why foreign share fell to 1.2% of transactions in 2025.
When to escalate from this calculator guide
Use this page for bracketing. Escalate to the foreign buyer guide when you need OTP timing, remission documents, or LDAU paths for landed stock. Escalate to US citizen vs foreigner ABSD Singapore when passport tier is the decision. Escalate to Singapore property cooling measures guide when SSD, TDSR, and LTV move together with ABSD in one underwriting model.
SC and PR second-property comparison at S$3M
Citizens and PRs face different second-property ABSD rates. At S$3M the gap is material for upgraders deciding whether PR conversion should precede a second purchase.
| Profile | Second property ABSD | ABSD dollars at S$3M |
|---|---|---|
| Singapore citizen | 20% | S$600,000 |
| Permanent resident | 25% | S$750,000 |
| Foreign individual | 60% | S$1,800,000 |
Add BSD near S$119,600 on S$3M for each row. PR conversion to citizenship before OTP can change the applicable tier if timing and property count align with IRAS rules.
Monthly carry after stamp duty at S$2M foreign profile
Stamp duty is paid upfront. Monthly carry still includes mortgage, maintenance, tax, and void allowance. Foreign buyers at 60% ABSD who finance 75% LTV on the S$2M price still service debt on S$1.5M while having deployed over S$1.27M in stamp duty plus down payment in year zero.
| Monthly line | Illustrative S$2M OCR 750 sq ft |
|---|---|
| Mortgage at 4% on S$1.5M loan 25 years | S$7,900 |
| Maintenance and tax | S$450 to S$650 |
| Gross rent at S$5.13 psf | S$3,850 |
| Net before void | Negative carry typical |
Negative carry is normal for foreign CCR and OCR investments after 2023 ABSD. FTA 0% first purchase changes only the stamp duty line, not rent versus interest maths. See rent vs buy Singapore expat for persona framing.
HDB upgrader stamp duty at S$1.5M first private purchase
Citizens who sell their only HDB flat and buy a S$1.5M private condo typically pay BSD only on the first private purchase if no other residential interest remains. ABSD is 0% on that first private unit.
| Line | S$1.5M citizen first private |
|---|---|
| ABSD | S$0 |
| BSD | S$44,600 |
| Total stamp duty | S$44,600 |
If the same buyer retains a private rental and buys another S$1.5M unit, ABSD jumps to 20% or S$300,000 plus BSD near S$44,600. HDB sale timing and property count confirmation with your lawyer prevents paying second-property ABSD on what you intended as a first private purchase. Pair with HDB upgrader private condo guide for sale proceeds and gap financing.
Frequently Asked Questions
About S$1,269,600 illustrative: S$1,200,000 ABSD at 60% plus S$69,600 BSD.
20% ABSD equals S$600,000, plus BSD about S$119,600, totalling roughly S$719,600.
No. FTA remission on a qualifying first property eliminates ABSD but BSD still applies.
Pick price row, pick profile column, add ABSD and BSD tables. Interpolate between S$1M, S$2M, and S$3M for other prices.
See Singapore ABSD foreign buyer guide and US citizen vs foreigner ABSD compare.
This guide focuses on individuals. Entities typically pay 65% ABSD on residential purchases.
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