ABSD Remission

ABSD Remission for Married Couples 2026: Exact Timeline, Conditions, Refund Amount

By Winfred Quek · CEA R073319H · 9 minute read · Last reviewed May 2026

Quick answer: Married couples where at least one spouse is a Singapore Citizen can claim ABSD remission on their new matrimonial home if they sell their existing property within 6 months of the new property's completion date (resale) or TOP date (new launch). The full 20% ABSD is paid upfront at stamping on a $1.5M purchase that is $300,000 tied up until disposal of the existing property. Miss the 6 month deadline for any reason and the entire $300,000 is forfeited with no recourse.

Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.

Facts verified: May 2026 · Sources linked below

Key Takeaways

• According to IRAS, ABSD remission for married couples requires at least one SC spouse, both spouses named on the new title, and existing property sold within 6 months of the new property's TOP or legal completion.
• The full 20% ABSD is paid upfront at stamping, S$300,000 on a S$1.5M condo and refunded only after the existing property is sold and IRAS confirms eligibility. There is no escrow or conditional payment.
• Miss the 6 month deadline for any reason even administrative delay and the entire ABSD is forfeited. IRAS grants no extensions.
• Three ways couples lose the remission: missing the deadline, having the new property in sole name instead of joint name, or retaining any interest in another residential property at time of purchase.
• New launch is the safer remission route: the 6 month clock starts at TOP (3 to 5 years away), giving you ample time to sell the existing property on your own schedule without time pressure.

4 Steps to Decide: Should You Use the ABSD Remission Route?

Step 1: Check eligibility. At least one spouse must be a Singapore Citizen. Both spouses must be named on the new property title. Neither spouse can own any other residential property at the time of purchase. If all three conditions hold → proceed to Step 2. If not → remission is unavailable; consider sell first or restructuring instead.

Step 2: Identify your trigger date. Buying a resale condo → 6 month clock starts at legal completion (immediate pressure). Buying a new launch → clock starts at TOP (3 to 5 years away, low pressure). If resale → assess whether you can sell your existing property within 4 months of moving in. If new launch → proceed confidently to Step 3.

Step 3: Model the float cost. Calculate 20% × purchase price = ABSD upfront. Multiply by 1.5% × years until TOP = opportunity cost of capital. Example: $1.5M condo, 3 year new launch → $300,000 × 1.5% × 3 = $13,500 total float cost. If float cost is manageable → remission route is viable.

Step 4: Commit to the sale timeline. For resale purchases, price your existing property at market or slightly below from Day 1. A 2 month listing delay can forfeit $300,000. For new launches, sell the existing property at least 3 months before estimated TOP to give yourself buffer. File the IRAS remission claim immediately after existing property completion do not wait.

What is the ABSD matrimonial home remission?

When a couple buys a new residential property while still owning an existing one, the purchase is technically a "second property" purchase triggering ABSD at 20% (if the higher rated buyer is an SC). The ABSD Remission for Married Couples (also called the ABSD Remission for Matrimonial Home) is a concession that allows the couple to claim a full refund of that 20% ABSD if they sell their existing property within 6 months of the specified trigger date.

This is not an exemption: the ABSD is fully paid upfront at the time of stamping the OTP or S&P Agreement. It is only refunded after disposal of the existing property and successful IRAS application.

Eligibility conditions: all four must be met

At least one SC: At least one party in the married couple must be a Singapore Citizen at the time of purchase
Matrimonial home: The new property must be purchased as a matrimonial home: both spouses must be named on the title
Existing property disposal: They must dispose of all other residential properties within 6 months of the trigger date
No other residential property: After disposing of the existing property, neither spouse should hold any interest in any other residential property (excluding the new matrimonial home)

Critical caveat: "both names on title" is mandatory: The remission requires the new property to be in both spouses' names jointly. If either spouse buys the new property in sole name even for ABSD saving purposes the matrimonial remission does not apply. You cannot have it both ways: sole name purchase for lower ABSD and remission for married couples are mutually exclusive. Choose one strategy and commit.

When Does the 6 Month ABSD Remission Clock Start and What Triggers It?

Type of New Property	6 Month Clock Starts	Practical Implication
Resale private condo or HDB	Date of completion (legal completion of the purchase)	Sell existing property within 6 months of moving in, urgent timeline
New launch private condo (under construction)	Date of TOP (Temporary Occupation Permit)	You have the full construction period (typically 3 to 5 years) before the clock starts
New HDB BTO flat	Date of key collection	Key collection triggers the 6 month window plan HDB sale well in advance
Executive Condominium (new launch)	Date of TOP	Same as private new launch: construction period as buffer

For couples buying a new launch condo, the 3 to 5 year construction period gives them significant runway. If the new condo launches today and TOPs in 2029, the 6 month sell deadline is not until mid 2029. The couple can sell the HDB or existing property at their chosen timing within that window no rush during construction.

For resale purchases, the timeline is compressed. If completion is in August 2026, the existing property must be sold (completion of sale) by February 2027. Marketing, negotiation, and legal completion of a property sale typically takes 3 to 4 months minimum. That leaves very little margin.

Cash flow impact: the $300,000 float

For a $1.5M new condo purchase with 20% ABSD upfront:

Purchase Price	ABSD at 20%	Capital Tied Up	Annual Cost of Capital at 1.5%	Over 3 Years (new launch)
$1,200,000	$240,000	$240,000	$3,600/yr	$10,800
$1,500,000	$300,000	$300,000	$4,500/yr	$13,500
$1,800,000	$360,000	$360,000	$5,400/yr	$16,200
$2,200,000	$440,000	$440,000	$6,600/yr	$19,800

For new launches, the ABSD float cost over the construction period is the true additional expense of the remission route. On a $1.5M purchase with 3 year construction, you are paying approximately $13,500 in opportunity cost to hold $300,000 in ABSD rather than investing it. This is the cost you are paying for the flexibility of selling the existing property after TOP rather than before buying.

Contrast this with selling the HDB first and buying condo with 0% ABSD: no float cost, but you face a potential homeless gap and bridging loan costs. See Sell HDB first or buy condo first for a full comparison of both paths.

Step by step: how to claim the ABSD remission

Step 1: Pay ABSD upfront at stamping. When you sign the OTP or S&P Agreement on the new property, the full 20% ABSD must be paid within 14 days (for OTP) or as specified in the S&P. No deferral is possible.

Step 2: Track the trigger date. Note the exact date of completion (resale) or TOP (new launch). Set a hard reminder for the 5 month mark so you have one month of buffer.

Step 3: Sell the existing property. The sale must reach legal completion (not just OTP signing) within 6 months. A sale that is under OTP but not yet completed does not satisfy the condition.

Step 4: Prepare IRAS submission documents. Both spouses must be listed. Required documents include: stamp certificate of the new property purchase, completion account (from your conveyancing lawyer) of the sold property, NRIC copies of both spouses, and the marriage certificate. Submit via IRAS myStampDuty portal.

Step 5: IRAS processes the refund. IRAS typically processes remission claims within 4 to 8 weeks of complete submission. The refund is credited to the bank account specified in the application. No interest is paid on the refunded ABSD.

Step 6: Verify no residual property interests. IRAS checks that neither spouse holds any other residential property after disposal. Even a 1% share in a property held through a trust or estate may trigger a query.

The 3 ways couples lose the ABSD remission

Failure 1: Missing the 6 month deadline

The most common failure mode. A couple buys a resale condo (completion August 2026), delays marketing the HDB, and the HDB sale completes in March 2027, one month late. The full ABSD is forfeited. IRAS does not grant retrospective extensions. The only accepted exception is documented force majeure (e.g., government ordered closure affecting conveyancing). A slow buyer, a difficult negotiation, or a property market dip does not qualify.

Failure 2: New property is in sole name

As noted above, both spouses must be named on the title of the new matrimonial home. If the couple bought in one spouse's sole name (to reduce ABSD rate from PR second property rate, for example), the remission does not apply. Sole name ABSD reduction and matrimonial remission are incompatible strategies.

Failure 3: Retaining any interest in another residential property

If one spouse retains a share in any other residential property even a small inherited fraction, or a property held under an estate that has not been administered: the remission condition is not met. IRAS checks this thoroughly. Couples with inherited properties or multiple existing holdings must resolve all interests before the 6 month deadline.

New Launch vs Resale: Which Path Suits the ABSD Remission Route Better?

Factor	New Launch + Remission	Resale + Remission
6 month clock pressure	Low starts at TOP (3 to 5 yrs away)	High starts at completion (immediate)
ABSD float duration	Long (3 to 5 years) higher opportunity cost	Short (up to 6 months)
Execution risk	Low years to sell existing property	High must sell within 6 months of moving in
Total ABSD float cost (at 1.5%/yr, $1.5M)	~$13,500 to $22,500 over 3 to 5 yrs	~$2,250 to $4,500 over 6 to 18 months
Best for	Couples who want to stay in existing property during construction	Couples who can move quickly and sell within 6 months

Winfred's Take

The remission route is widely misunderstood as a "zero ABSD" path; it is not. You pay S$300K at stamping and recover it later, which means you need that S$300K in cash available on top of your downpayment. Couples who go into a resale condo remission without modelling their cash position often find themselves scrambling to sell the existing property below market to hit the 6 month deadline. My consistent advice: if you're targeting a resale condo, sell first and pay 0% ABSD cleanly; use the remission route only for new launches where the long TOP window eliminates the deadline risk entirely.

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Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd, advising Singapore upgraders, investors, and family offices. CEA R073319H. The information on this page is general and does not constitute financial, investment, or mortgage advice.

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Frequently asked questions

How long do married couples have to sell their existing property for ABSD remission?

6 months from the date of completion of the new property (resale) or the TOP date of the new launch. There are no extensions granted except in very rare documented force majeure cases.

What ABSD is paid upfront for the ABSD remission scheme?

The full 20% ABSD on the new property purchase price is paid upfront at stamping. It is refunded by IRAS only after the couple sells the existing property and submits the required documents within 6 months.

Winfred Quek (CEA R073319H) is an Associate Marketing Consultant with Crestbrick Pte Ltd (CEA Licence No. L31010886H) and is not a licensed financial adviser or mortgage broker. Information on this site is general and does not constitute financial, investment, or mortgage advice. ABSD remission conditions for married couples, including the timeline to dispose of a first property, are set by IRAS and can change; confirm your household's eligibility directly with IRAS before relying on remission. Real estate investments carry risk. Always conduct your own due diligence and consult qualified professionals before making property decisions.

How does this apply to your own numbers?

General rules only take you so far. What actually decides your move is your financing, your timeline, and what you already own. A Property Portfolio Analysis maps your real position, so you are deciding on your own figures rather than a rule of thumb.

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