How do I claim an ABSD refund in Singapore?

To claim ABSD remission as a married couple replacing your home: (1) pay the full ABSD upfront at purchase, (2) sell your existing residential property within 6 months of the new property's completion date (for completed properties) or within 6 months of the new property's TOP (for new launches), (3) submit the ABSD remission claim via IRAS e-Stamping portal within 6 months of the disposal of the existing property. IRAS typically processes refunds within 4–8 weeks of a complete application.

What is the 6-month ABSD remission deadline?

For married SC couples claiming ABSD remission (replacing their only home), the existing property must be sold within 6 months of: (a) the date of purchase of the replacement property if it is a completed property, or (b) the TOP date of the replacement property if it is an uncompleted property (new launch). Missing this 6-month deadline forfeits the ABSD remission entirely -- the ABSD paid is not refunded.

Can a SC/PR married couple claim ABSD remission?

Yes, but with conditions. For a married couple where one is SC and the other is PR, ABSD remission is available if: both spouses are purchasing their first joint residential property together, neither party owns any other residential property at the time of purchase, and they intend to use it as their matrimonial home. The PR's 5% ABSD can be remitted. For a SC/PR couple replacing their existing home (second property scenario), the standard married couple remission conditions apply -- sell existing property within 6 months.

Last reviewed: 19 May 2026

ABSD Refund Singapore: How to Claim Remission and the Full Timeline

By Winfred Quek · CEA R073319H · Crestbrick

Quick answer: Married SC couples buying a replacement home can claim a refund of the 20% ABSD paid on the second property -- provided they sell their existing property within 6 months of the new property's completion (or TOP for new launches) and submit the IRAS remission claim within 6 months of disposal. The refund is paid within 4–8 weeks after IRAS approves the application. Missing the 6-month disposal deadline forfeits the refund entirely. The ABSD must be paid upfront -- there is no exemption at the point of purchase.

Who Qualifies for ABSD Remission

Scenario	ABSD Remission Available?	Conditions
Married SC couple, both buying replacement home (only owned one property previously, both SC)	Yes -- 20% ABSD remitted	Both spouses must be SC; must sell existing property within 6 months of new property completion/TOP
Married SC + PR couple, replacing their only existing home	Partial -- PR's 5% component may be remitted	Specific conditions apply; consult IRAS or lawyer
SC buying second property as investment (not replacing home)	No	Remission is only for genuine home replacement, not investment
SC buying third property	No	30% ABSD on third property is not remissible under standard rules
Developer (licensed housing developer)	Yes -- ABSD remission for development and sale	Project must be completed and all units sold within 5 years; remission is conditional and clawback applies if deadline missed
SC/PR first joint purchase (replacing no prior property)	Yes -- PR's 5% ABSD remitted	Neither party may own any other residential property; must be their first joint purchase

Step-by-Step: Married SC Couple ABSD Remission Claim

Step 1 -- Pay ABSD in full at the point of purchase. There is no exemption at source. When you sign the Option to Purchase (OTP) and proceed to completion on your replacement property, your lawyer will stamp the transfer document with ABSD included. For a $1.8M property, ABSD at 20% = $360,000 -- this must be paid in cash or CPF at completion. You cannot defer or avoid this upfront payment.

Step 2 -- Identify your 6-month disposal deadline. For completed (resale) properties: 6 months from the date of purchase completion (date you received keys / Transfer Document date). For new launches (uncompleted properties): 6 months from the TOP date of the new property. Mark this date prominently -- it is a hard deadline.

Step 3 -- Sell your existing property before the deadline. The sale must be fully completed (legal completion, not just OTP exercise) before the 6-month deadline. Do not leave this to the last month -- property sales take 8–12 weeks from OTP to completion. Start the sale process at least 4 months before the deadline.

Step 4 -- Submit ABSD remission claim via IRAS e-Stamping portal. Log in at mytax.iras.gov.sg → Stamp Duty → Apply for Remission. The claim must be submitted within 6 months of the disposal of the existing property (completion of the existing property's sale). Upload: (a) Instrument of Transfer for new property, (b) proof of marriage (marriage certificate), (c) completion documents for disposed property.

Step 5 -- IRAS processes and refunds. IRAS typically acknowledges within 1–2 weeks and processes the refund in 4–8 weeks from a complete application. Refunds are credited back via the same payment method used for the ABSD -- cash refund to bank account or CPF refund to CPF account as applicable.

Timeline Visualised: Resale Property Replacement

Event	Typical Date	Key Action
Exercise OTP on new resale condo	Day 0	Pay 1% option fee; book 8–12 weeks for completion
Complete purchase of new condo	Day 60–90	Pay ABSD in full at completion; receive keys; 6-month disposal clock starts
List existing property for sale	Day 0–30 (before new purchase completes)	Start marketing immediately; aim for OTP signed before Day 60
Complete sale of existing property	Day 60–150	Must complete before Day 270 (6 months from new purchase completion)
Submit ABSD remission claim to IRAS	Within 6 months of existing property sale completion	Log in to IRAS e-Stamping; upload documents
Receive ABSD refund	4–8 weeks after submission	Funds credited to bank or CPF account

Timeline Visualised: New Launch Replacement

Event	Typical Date	Key Action
Book new launch unit (OTP/booking)	Day 0 (e.g. 2023)	Pay booking fee; sign SPA within 8 weeks; ABSD paid at SPA signing
Construction period	2–4 years	Progressive payments made; no need to sell existing property yet
New launch receives TOP	e.g. 2027	6-month disposal clock STARTS from TOP date
Sell existing property	Within 6 months of TOP	Must complete sale by 6 months after TOP (e.g. by 2027 + 6 months)
Submit ABSD remission claim	Within 6 months of disposal completion	IRAS e-Stamping portal
Receive ABSD refund	4–8 weeks after submission	Cash or CPF credit

Cash flow trap: On a $1.8M new launch, ABSD of 20% = $360,000 is paid at SPA signing -- potentially 3–4 years before TOP. This $360,000 is locked up with IRAS until you sell your existing property after TOP. You must have the liquidity to fund this ABSD payment upfront without relying on the sale proceeds of your existing property. This is the primary financial planning challenge for new launch upgraders using the remission route.

What Happens If You Miss the 6-Month Deadline

Missing the 6-month disposal deadline forfeits the ABSD remission entirely. IRAS has no discretion to grant extensions -- the Stamp Duties Act does not provide for extension of the disposal window. The $360,000 ABSD (on a $1.8M property) is permanently lost.

Reasons couples miss the deadline: inability to sell existing property at acceptable price, legal delays in completion, personal circumstances preventing timely sale. The only safeguard is to start the sale process early -- ideally 3–4 months before the deadline -- and price competitively to ensure completion.

If you are at risk of missing the deadline due to a genuine emergency (medical incapacity, legal dispute), IRAS can be approached for a ministerial remission -- but this is not guaranteed and the bar is high.

ABSD Remission for Developers

Licensed housing developers (companies holding a Housing Developer licence) pay 35% ABSD on land purchases for residential development, but receive remission if the development is completed and all units sold within 5 years from the date of land acquisition. If the 5-year deadline is missed, the ABSD is payable plus an additional 5% per year of delay.

This developer ABSD remission structure incentivises timely project launches and completion -- a deliberate policy tool to increase housing supply. The 5-year clock from land purchase (not TOP) means developers must be efficient in design, approvals, and sales.

Frequently Asked Questions

Can I claim ABSD remission if I sell my HDB flat instead of a private property?

Yes. The ABSD remission for married SC couples applies regardless of whether the disposed property is an HDB flat or a private property. If you owned an HDB flat jointly with your spouse and sell it within 6 months of completing the purchase of your private replacement home, the ABSD remission claim process is identical. The HDB flat sale must be fully completed (not just the OTP signed) within the 6-month window.

Does both spouses' names need to be on the new property to claim remission?

For the married SC couple remission, both spouses must be joint purchasers of the replacement property -- both names must be on the new property's title. If only one spouse is named on the new property, the remission conditions may not be satisfied. This is a common documentation issue -- always confirm the ownership structure with your lawyer before signing the OTP.

Is the ABSD refund paid to me in cash even if I used CPF for the downpayment?

ABSD must be paid in cash at the time of stamping -- CPF cannot be used to pay ABSD directly. The refund is therefore paid in cash back to the bank account that originally funded the ABSD payment. It is not credited to your CPF account. This refund can then be used for any purpose including making a voluntary CPF top-up if you wish to replenish CPF depleted during the purchase.

Do I pay interest on the ABSD during the period before the refund?

No. IRAS does not pay interest on the ABSD amount held during the remission period. For new launch buyers who pay ABSD 3–4 years before TOP (and therefore 3–4 years before they can dispose the existing property and claim the refund), the opportunity cost of the ABSD capital is effectively a hidden cost of the remission structure. On $360,000 held for 4 years at 4% opportunity cost = approximately $57,600 in foregone interest/returns.

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