Buyer's Stamp Duty Singapore 2026: Every Tier, Every Calculation
By Winfred Quek · CEA R073319H · 7-minute read · Last reviewed May 2026
Facts verified: May 2026 · Sources linked below
Key Takeaways
- • BSD applies to every buyer regardless of nationality S$24,600 on a S$1M purchase, S$44,600 on S$1.5M.
- • BSD uses progressive tiered rates: 1%/2%/3%/4%/5%/6% the 5% and 6% bands were added in February 2023.
- • BSD must be paid within 14 days of signing the S&P or exercising the OTP IRAS penalties apply for late payment.
- • BSD cannot be paid with CPF funds it must come from cash, even if CPF is used for the rest of the purchase.
- • Non-residential BSD caps at 3% for all value above S$360,000 making commercial property significantly cheaper on stamp duty vs residential.
What is Buyer's Stamp Duty?
Buyer's Stamp Duty (BSD) is a tax on documents relating to the purchase or acquisition of any property in Singapore. It applies to every buyer Singapore Citizens, PRs, foreigners, and companies alike. BSD is separate from Additional Buyer's Stamp Duty (ABSD), which is layered on top and depends on your residency status and property count.
According to IRAS, BSD is assessed on the higher of the purchase price or the market value of the property. This matters in related-party transactions: if you buy a property from a family member at below market value, IRAS will assess BSD on the market value, not the discounted price.
Residential BSD Tiers (2026)
The current residential BSD tiers were expanded in February 2023 to add the 5% and 6% bands for higher-value properties. The full tiered structure is:
| Portion of Value | Rate | Max BSD on This Tier |
|---|---|---|
| First $180,000 | 1% | $1,800 |
| Next $180,000 ($180,001–$360,000) | 2% | $3,600 |
| Next $640,000 ($360,001–$1,000,000) | 3% | $19,200 |
| Next $500,000 ($1,000,001–$1,500,000) | 4% | $20,000 |
| Next $1,500,000 ($1,500,001–$3,000,000) | 5% | $75,000 |
| Remainder (above $3,000,000) | 6% | Unlimited |
How to Calculate Your BSD in 3 Steps
BSD at Common Price Points
| Purchase Price | BSD Calculation | Total BSD | BSD as % of Price |
|---|---|---|---|
| $500,000 | $1,800 + $3,600 + 3%×$140,000 | $9,600 | 1.92% |
| $800,000 | $1,800 + $3,600 + 3%×$440,000 | $18,600 | 2.33% |
| $1,000,000 | $1,800 + $3,600 + $19,200 | $24,600 | 2.46% |
| $1,200,000 | $24,600 + 4%×$200,000 | $32,600 | 2.72% |
| $1,500,000 | $24,600 + 4%×$500,000 | $44,600 | 2.97% |
| $2,000,000 | $44,600 + 5%×$500,000 | $69,600 | 3.48% |
| $2,500,000 | $69,600 + 5%×$500,000 | $94,600 | 3.78% |
| $3,000,000 | $94,600 + 5%×$500,000 | $119,600 | 3.99% |
| $4,000,000 | $119,600 + 6%×$1,000,000 | $179,600 | 4.49% |
| $5,000,000 | $119,600 + 6%×$2,000,000 | $239,600 | 4.79% |
Residential vs Non-Residential BSD
Non-residential property (commercial units, industrial units, shophouses used for commercial purposes) attracts different, generally lower, BSD rates. Importantly, there is no ABSD on non-residential property so foreigners and multiple-property holders often consider commercial property to avoid the 60% ABSD on residential purchases.
| Portion of Value | Residential Rate | Non-Residential Rate |
|---|---|---|
| First $180,000 | 1% | 1% |
| Next $180,000 | 2% | 2% |
| Next $640,000 | 3% | 3% |
| Next $500,000 | 4% | 3% |
| Next $1,500,000 | 5% | 3% |
| Remainder above $3M | 6% | 3% |
The non-residential tier caps at 3% for all amounts above $360,000 making the BSD saving significant on higher-value commercial purchases. On a $3M commercial property, BSD is $83,400 vs $119,600 for residential a saving of $36,200.
When Must BSD Be Paid and What Happens If You Miss the Deadline?
BSD is due within 14 days of signing the Sale and Purchase Agreement (S&P) or exercising the Option to Purchase (OTP), whichever is earlier. For HDB flat purchases, the timeline is slightly different BSD must be paid before you collect keys or complete the transaction at HDB Hub.
For new launch condos, BSD is typically due within 14 days of exercising the OTP. Most developers' lawyers will remind you. Your conveyancing lawyer should handle the stamping, but you bear the responsibility of ensuring payment is made on time.
Real Example: Total Stamp Duty at Three Common Price Points in 2026
| Buyer Profile | $1.2M First Home (SC) | $1.8M Second Property (SC) | $2.5M First Home (Foreigner) |
|---|---|---|---|
| BSD | $32,600 | $54,600 | $94,600 |
| ABSD | $0 (first property, SC) | $360,000 (20% second property) | $1,500,000 (60% foreigner) |
| Total stamp duty | $32,600 | $414,600 | $1,594,600 |
| Stamp duty as % of price | 2.72% | 23.0% | 63.8% |
| Must be paid in cash (not CPF) | $32,600 BSD in cash | $414,600 in cash (ABSD cannot use CPF) | $1,594,600 in cash |
| Payment deadline | 14 days from S&P signing | 14 days from S&P signing | 14 days from S&P signing |
| Can ABSD be refunded? | N/A | Yes if SC married couple sell HDB within 6 months of condo TOP (remission route) | No foreigner ABSD is not remissible |
Key takeaway: BSD is unavoidable and non-refundable for all buyers. ABSD is the variable that changes dramatically by profile. A Singapore Citizen buying their first home pays only BSD; a foreigner buying any residential property pays BSD plus 60% ABSD on top.
Can You Use CPF to Pay BSD?
If you are using CPF to fund part of the purchase, BSD must still be paid in cash CPF funds cannot be used to pay stamp duty. This is a common surprise for first-time buyers who have planned their cash budget without factoring in BSD. For a $1.2M condo, that's $32,600 in cash needed on top of your 5% OTP exercise cash.
BSD vs ABSD The Key Difference
BSD applies to everyone on every property transaction. ABSD is an additional layer that depends on your residency status, entity type, and number of properties owned. BSD cannot be remitted or refunded. ABSD can sometimes be remitted (for example, married Singapore Citizen couples replacing a matrimonial home). Always budget for both separately.
For a Singapore Citizen buying their first home, the total stamp duty is BSD only. For a foreigner buying their first residential property, it is BSD + 60% ABSD. For a SC buying their second home, it is BSD + 20% ABSD.
BSD on Decoupling and Transfers
When you transfer a share in property such as during a decoupling exercise BSD is assessed on the value of the share transferred, at market value. If you transfer a 50% share in a $1.6M property, the assessable value is $800,000, and BSD would be $21,400. The receiving spouse also needs to check their ABSD position. See transferring property between spouses for the full calculation.
Winfred's Take
BSD is the tax everyone forgets to budget for in cash I routinely see buyers arrive at OTP exercise with their 5% cash option fee ready, only to realise BSD adds another S$32,600 on a S$1.2M purchase that also needs to be liquid within 14 days. The 5% and 6% tiers introduced in 2023 hit buyers at S$1.5M–S$3M the hardest: that S$2M condo now carries S$69,600 BSD before you even look at ABSD. For investors weighing commercial vs residential, the non-residential BSD cap at 3% is one of the clearest structural advantages on a S$3M shophouse, you save S$36,200 in BSD versus an equivalent residential purchase, and there is zero ABSD on top.
Related reading
- ABSD Singapore 2026 rates by profile and property count
- Transferring property between spouses BSD, ABSD and CPF
- 9 stamp duty exemptions and scenarios where you pay less
- BSD calculator
Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd. CEA R073319H. Information on this page is general and does not constitute financial, investment, or mortgage advice.