By Winfred Quek · CEA R073319H · 7 minute read · Last reviewed August 2026
Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Real Example: Property Tax Cost for an Investor Owning Two Properties in 2026
| Detail | Primary Residence (Bishan 4 room HDB) | Investment Condo (D19 OCR 2 BR) |
|---|---|---|
| Estimated Annual Value (AV) | $12,000 | $24,000 |
| Tax rate applied | Owner occupier (0% on first $12K) | Non-owner-occupier (12% on first $24K) |
| Annual property tax | $0/year | $2,880/year |
| Monthly equivalent | $0/month | $240/month |
| Deductible against rental income? | No (owner occupied) | Yes, reduces taxable rental income |
| If investor moves into condo and rents out HDB instead | HDB becomes non-OO: $1,440/year | Condo becomes OO: $480/year |
| Tax differential from switching | Total tax before switch: $2,880/year. Total after switch: $1,920/year. Annual saving: $960. | |
| Should they switch? | Only if the condo is genuinely their primary residence. Misrepresenting owner occupier status while renting out the property is a tax offence with IRAS penalties. | |
Property tax is a recurring annual cost that compounds over holding periods. On a 10 year hold of the D19 investment condo, the non-OO property tax totals approximately $24,000, a real cost that must be factored into yield calculations alongside MCST fees, vacancy, and mortgage interest.
What is Annual Value and How Is It Set?
Annual Value (AV) is the cornerstone of Singapore's property tax system. IRAS defines it as the estimated gross annual rent the property would fetch if rented out on the open market, unfurnished, excluding furniture, fittings, and service charges. AV is set by IRAS based on comparable rentals in the same area for similar properties.
AV is reviewed periodically by IRAS, typically when there are significant changes in the rental market. AV does not move in lockstep with property prices, a property that doubled in market value over 5 years may only see its AV increase by 20 to 30% if rental values didn't rise proportionately. You can appeal your AV to IRAS within 30 days of receiving your property tax bill.
Typical AV Ranges by Property Type (2026)
| Property Type | Typical AV Range |
|---|---|
| HDB 3 room flat | $8,000 to $11,000 |
| HDB 4 room flat | $10,000 to $14,000 |
| HDB 5 room / Executive | $13,000 to $18,000 |
| OCR condo (2 BR, ~700 sqft) | $20,000 to $28,000 |
| RCR condo (3 BR, ~1,100 sqft) | $30,000 to $48,000 |
| CCR condo (3 BR, ~1,300 sqft) | $48,000 to $90,000 |
| Landed (terrace/semi-D) | $40,000 to $120,000+ |
| GCB / bungalow | $100,000 to $300,000+ |
Owner Occupier Property Tax Rates 2026
Owner occupier rates apply only when you live in the property as your primary residence. You must apply for owner occupier status with IRAS, it is not automatic. If you own multiple properties, owner occupier rates apply to only one (your principal place of residence).
| Annual Value Portion | Owner Occupier Rate | Max Tax on This Band |
|---|---|---|
| First $12,000 | 0% | $0 |
| Next $28,000 ($12,001 to $40,000) | 4% | $1,120 |
| Next $10,000 ($40,001 to $50,000) | 6% | $600 |
| Next $25,000 ($50,001 to $75,000) | 10% | $2,500 |
| Next $10,000 ($75,001 to $85,000) | 14% | $1,400 |
| Next $15,000 ($85,001 to $100,000) | 20% | $3,000 |
| Next $40,000 ($100,001 to $140,000) | 26% | $10,400 |
| Above $140,000 | 32% | Unlimited |
Non-Owner-Occupier (Investment/Rental) Rates 2026
Non-owner-occupier rates apply to all properties not used as the owner's primary residence, including investment properties, second homes, properties rented out, and vacant investment units. These rates are meaningfully higher at every tier.
| Annual Value Portion | Non-OO Rate | Max Tax on This Band |
|---|---|---|
| First $30,000 | 12% | $3,600 |
| Next $15,000 ($30,001 to $45,000) | 20% | $3,000 |
| Next $15,000 ($45,001 to $60,000) | 28% | $4,200 |
| Above $60,000 | 36% | Unlimited |
Annual Property Tax at Common AV Levels, Side by Side
| Annual Value | Indicative Property Type | Owner Occupier Tax/yr | Non-OO (Investment) Tax/yr | Annual Difference |
|---|---|---|---|---|
| $12,000 | HDB 4 room | $0 | $1,440 | $1,440 |
| $20,000 | OCR condo 2 BR | $320 | $2,400 | $2,080 |
| $36,000 | RCR condo 3 BR (~$1.5M) | $960 | $4,800 | $3,840 |
| $60,000 | CCR condo 3 BR (~$3M) | $2,720 | $10,800 | $8,080 |
| $100,000 | Landed / large CCR | $8,620 | $25,200 | $16,580 |
Switching Between Owner Occupier and Non-OO Status
When you move out and rent the property, you must notify IRAS to switch from owner occupier to non-owner-occupier rates. IRAS will update your property tax assessment from the date you vacated. Failing to notify IRAS and continuing to claim owner occupier rates while renting out is a tax offence with penalties.
Similarly, if you move back into a property you were previously renting out, apply to IRAS within 30 days to switch back to owner occupier rates and reduce your annual property tax bill.
Property Tax Payment
IRAS issues property tax bills annually in December, payable by 31 January of the following year. You can pay via GIRO, PayNow, internet banking, or AXS. Setting up GIRO is recommended to avoid missing the deadline, late payment incurs a 5% penalty on the outstanding amount.
Related reading
- Negative gearing Singapore, does the tax math work?
- Singapore rental market 2026, landlord's district guide
- Cash on cash return for Singapore condo, what to target
- IRAS property audit, 7 red flags
Winfred Quek is a Director of Crestbrick Pte Ltd. CEA R073319H. Information on this page is general and does not constitute financial, investment, or mortgage advice.
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Frequently asked questions
How is Annual Value calculated for Singapore property tax?
Annual Value (AV) is IRAS's estimate of the annual rental income a property would fetch if rented out on the open market unfurnished. IRAS sets AV based on comparable rentals in the area. It is not based on the property's purchase price or market value directly, though higher value properties typically have higher AVs.
How much property tax do I pay on an investment condo rented out in Singapore?
Investment properties (not owner occupied) are taxed at the non-owner-occupier rate, which is higher and progressive. For a $1.5M condo with an AV of approximately $36,000, non-owner-occupier property tax is about $4,800 per year. Owner occupier rate for the same property would be about $960 per year.
Sources & References
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.
Book a free 30 minute call WhatsApp WinfredThe information and insights on this page are for informational purposes only. Property tax rates, Annual Value bands and rebate schedules are set by IRAS and can change each Budget, so verify current rates before estimating your own tax payable. This page is not legal, financial, or professional advice. Conduct your own due diligence and seek qualified advice. CEA R073319H. Crestbrick Pte Ltd L31010886H.