Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
What it is
The quoted price on a listing or an Option to Purchase is not the full cost of getting into a property. The real entry price adds Buyer Stamp Duty, and Additional Buyer Stamp Duty if it applies to the buyer's profile, legal and conveyancing fees, valuation fees, and any renovation needed before the unit can be used or rented out. For cross unit comparison, entry price divided by floor area gives an all in PSF figure, see the PSF entry, which is more honest than comparing quoted PSF alone.
How to work it out
List every dollar spent before the unit is usable, the quoted price, stamp duty, legal and valuation fees, and immediate renovation, then total it. If comparing against another unit, divide by floor area to compare on an all in PSF basis rather than the advertised price alone.
A simple illustration
A unit quoted at $1,200,000 might carry roughly $33,600 of Buyer Stamp Duty, about $4,000 in legal and valuation fees, and $30,000 of renovation before move in, bringing the true entry price to around $1,267,600. These figures are illustrative only, not a computation for any specific buyer, actual stamp duty depends on the buyer's exact citizenship status and how many properties they already own, always check the current rate for that specific profile rather than relying on a rule of thumb.
What beginners get wrong
A common mistake is comparing only the quoted purchase price against a later valuation and calling the gap "profit," without accounting for what was actually spent to get in. Another is assuming a lower quoted price is automatically the better deal, a unit with an awkward layout or heavy renovation needs can end up with a higher true entry price than a pricier, move in ready unit nearby.
What to check
Get an actual Buyer Stamp Duty and Additional Buyer Stamp Duty figure for the specific buyer's profile, rates differ by citizenship and by how many properties are already owned, rather than assuming a flat percentage, and get real renovation quotes before committing to a unit, not after the option has been exercised.
Have a question about your own numbers?
Winfred runs the real figures for your situation before you rely on a rule of thumb. This is general education, not personalised advice, book a call to talk through your own case.
Book a free 30 minute callWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H). CEA R073319H. This page is general property and investing education only and does not constitute financial, investment, or legal advice. Verify current figures with IRAS, HDB, CPF Board, or MAS before making any decision.
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