Closing Costs · 2026

Buyer's stamp duty Singapore: how much will you pay?

By Winfred Quek · 8 minute read · Last reviewed Aug 2026

Quick answer: Buyer's Stamp Duty (BSD) is a tax on all property purchases in Singapore, calculated on a graduated scale starting at 1 percent of the purchase price. On a $500,000 HDB flat, you pay approximately $9,600 in BSD. On a $1,000,000 condo, BSD is around $19,400. BSD is payable at legal completion and can be funded from CPF OA or cash.

Rates are governed by IRAS. Verify with your conveyancing lawyer before commitment.

Facts verified: Aug 2026 · Sources linked below

Key Takeaways

BSD is calculated on a graduated scale: 1 percent on the first $180,000, 2 percent on the next $180,000, and 3 percent on amounts above $360,000.
BSD applies to all property purchases in Singapore, both HDB and private. The rate is the same regardless of property type.
BSD is paid on top of downpayment and must be budgeted separately. Many first timers forget about stamp duty and face a cash shortfall at completion.
BSD can be paid from CPF OA, but you must retain a minimum of $20,000 in your OA after each withdrawal.
On private property, you pay BSD plus ABSD. On HDB, you pay only BSD and legal fees (no ABSD).

Stamp duty is one of those costs that feels invisible until the conveyancing lawyer sends you the completion statement, and suddenly you realize you need another $10,000 to $20,000 by settlement date. Understanding how BSD is calculated helps you budget accurately and avoid a cash crunch at the final stage of closing.

What is buyer's stamp duty?

Buyer's Stamp Duty is a tax imposed by the Singapore government on property purchases. It is a percentage of the property purchase price, calculated using a graduated scale. Unlike ABSD (Additional Buyer's Stamp Duty), which applies only to private residential properties based on ownership history, BSD applies to all property purchases regardless of type.

BSD is collected by IRAS (Inland Revenue Authority of Singapore) and is payable at legal completion. Your conveyancing lawyer typically holds the stamp duty amount in escrow and remits it to IRAS at completion. If you are paying by CPF, the amount is deducted from your OA. If you are paying by cash, you must provide the funds to your lawyer before settlement.

The graduated scale: how BSD is calculated

BSD is not a flat percentage of the purchase price. Instead, it is calculated in tiers, with each tier taxed at a different rate. Here is how it works:

First $180,000: 1 percent
Next $180,000 (i.e., $180,001 to $360,000): 2 percent
Amount above $360,000: 3 percent

Let me show you how this works in practice with three examples.

Example 1: $300,000 HDB flat

First $180,000 at 1 percent = $1,800
Next $120,000 at 2 percent = $2,400
Total BSD = $4,200

Example 2: $500,000 HDB resale

First $180,000 at 1 percent = $1,800
Next $180,000 at 2 percent = $3,600
Remaining $140,000 at 3 percent = $4,200
Total BSD = $9,600

Example 3: $1,000,000 private condo

First $180,000 at 1 percent = $1,800
Next $180,000 at 2 percent = $3,600
Remaining $640,000 at 3 percent = $19,200
Total BSD = $24,600 (plus ABSD of $50,000 for first timer SC, total $74,600)

Notice that BSD increases as a percentage of purchase price for higher value properties because more of the purchase falls into the 3 percent tier. This is why a $1,000,000 property has significantly higher stamp duty than a $500,000 property proportionally.

How to budget for BSD and closing costs

Your total transaction cost consists of several components. BSD is just one of them. When you are planning your purchase, ensure you budget for all of these:

Downpayment: 10 to 25 percent of purchase price
Buyer's Stamp Duty (BSD): calculated on the graduated scale above
ABSD (if private property): 5 to 15 percent of purchase price, depending on ownership history
Valuation fee: $200 to $500
Legal fees: $2,000 to $3,500 typically
CPF withdrawal processing fees: typically absorbed

Many first timers budget only for downpayment and underestimate the total cash they need. If you are using CPF to pay both downpayment and stamp duty, factor in the $20,000 OA minimum you must retain.

Can you pay BSD from CPF?

Yes. According to CPF Board, BSD can be paid directly from your Ordinary Account (OA). This is one of the great advantages of buying property in Singapore—CPF funds can cover a significant portion of your transaction costs, not just downpayment.

However, you must retain a minimum of $20,000 in your OA after all property related CPF withdrawals. If your OA balance is $28,000, you can withdraw $8,000 maximum for property costs (leaving $20,000). If your OA balance is $50,000, you can withdraw up to $30,000. Plan your CPF usage carefully to cover downpayment, BSD, and legal fees while respecting the minimum balance requirement.

Winfred's Take

I cannot count how many buyers I've worked with who budgeted for the flat price and downpayment, then hit a cash crunch at completion because they did not account for BSD. On a $500,000 HDB, that is nearly $10,000 that appears on the settlement statement. The graduated scale makes BSD invisible in percentage terms but very real in cash terms. Add it up early, and use CPF where possible to reduce cash outflow.

FREE · 30 MINUTES · NO COMMITMENT

Calculate your true total closing cost

Winfred breaks down BSD, ABSD, legal fees, and all other transaction costs so you know exactly what cash you need at settlement.

Book my free call WhatsApp Winfred

Winfred Quek · CEA R073319H · Crestbrick Pte Ltd

Frequently asked questions

What is buyer's stamp duty?

Buyer's Stamp Duty (BSD) is a tax imposed on property purchases in Singapore. It is calculated as a percentage of the property purchase price using a graduated scale. BSD is payable at legal completion, typically 8 to 12 weeks after exercising the Option to Purchase.

What is the BSD rate for a $500,000 property?

For a $500,000 property, BSD is calculated on a graduated scale. The first $180,000 is taxed at 1 percent ($1,800), the next $180,000 at 2 percent ($3,600), and the remaining $140,000 at 3 percent ($4,200). Total BSD is approximately $9,600.

Can you pay BSD from CPF?

Yes. According to CPF Board, BSD can be paid from your Ordinary Account (OA). However, you must retain a minimum of $20,000 in your OA after each CPF withdrawal for property. Plan your CPF usage to cover both downpayment and stamp duty.

Is BSD the same as ABSD?

No. BSD is the regular Buyer's Stamp Duty. ABSD is the Additional Buyer's Stamp Duty, a separate tax that applies on top of BSD for private residential properties depending on citizenship status and property ownership history. You pay both BSD and ABSD on private properties.

How is BSD calculated for HDB vs private property?

BSD is calculated the same way for both HDB and private property using the graduated scale. However, HDB buyers do not pay ABSD. Private property buyers pay BSD plus ABSD on top. This makes private property significantly more expensive at the transaction stage.

Sources & References

Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H), CEA Registration No. R073319H. The information on this page is general in nature and does not constitute financial, legal, or investment advice. As at 27 Aug 2026. Always conduct independent due diligence and consult IRAS and your conveyancing lawyer before making property decisions.

What will your total closing cost actually be?

BSD is just one piece. Factor in ABSD, legal fees, valuation, and CPF minimums to get your real number.

Book a free 30 minute call WhatsApp Winfred