ABSD Remission Singapore 2026: SC-PR Couples, Upgraders & How to Claim Your Refund

ABSD Remission Singapore 2026 — Complete Guide

Additional Buyer’s Stamp Duty (ABSD) is one of Singapore’s most significant property transaction costs. However, several remission schemes allow eligible buyers to recover ABSD paid — if they meet specific conditions. Understanding these remission rules can save buyers hundreds of thousands of dollars.

SC-PR Couple ABSD Remission

When a Singapore Citizen (SC) and Singapore Permanent Resident (PR) purchase a residential property jointly as their first matrimonial home, the PR would normally trigger 5% ABSD on their share of the property. However, a remission is available:

• Eligibility: Legally married SC-PR couple
• First joint purchase: Neither the SC nor the PR should currently own any residential property
• Intention: The property must be bought for occupation as a matrimonial home
• Process: Pay the full ABSD (5% on PR’s share) at time of purchase, then apply to IRAS for remission
• Timeline: Submit remission application within 6 months of purchase. Refund is processed within approximately 3-6 months

This remission effectively allows SC-PR couples to purchase their first home at 0% ABSD — the same as two SC buyers — if they meet the conditions.

SC Upgrader ABSD Remission (Second Property Remission)

Singapore Citizens buying a new property before selling their existing one must pay 20% ABSD upfront. However, they can claim a full refund if:

• Only one residential property at time of purchase: The SC (or joint purchasers) must own exactly one residential property before the new purchase
• Sell existing property within 6 months: After purchasing the new property, the existing property must be fully sold and transferred within 6 months of the new property’s purchase completion (for resale) or 6 months after TOP (for new launch)
• All owners sell: If the existing property is jointly owned, all owners must sell their entire interest
• Application within 6 months of sale: After the existing property is sold, apply to IRAS for ABSD refund within 6 months

Important: ABSD Must Be Paid Upfront

A critical point many buyers miss: ABSD must be paid in full at the time of purchase, even if you intend to apply for remission later. There is no mechanism to defer ABSD payment pending future remission. This means for a $1.5M new launch condo, an SC upgrader must pay $300,000 in ABSD upfront, and then recover it after selling the existing property within 6 months.

This creates a significant cash flow requirement. Buyers should ensure they have sufficient liquidity to fund ABSD before seeking remission.

SC-PR Couple Buying Second Property — No Remission

If an SC-PR couple already owns one residential property and is buying a second (investment property), no ABSD remission applies. The PR’s ABSD rate of 30% applies on the second purchase, and the SC’s 20% rate applies. No remission scheme covers investment property purchases.

ABSD Remission for Developers

Developers buying residential land for development can apply for ABSD remission (called Developer ABSD Remission) — conditional on completing all units and selling them within 5 years of land acquisition. This is separate from buyer-facing remission schemes.

Strategies for Minimising ABSD as an Upgrader

• Sell first, buy after: Sell existing property before buying the upgrade. No ABSD payable (SC gets 0% on first property). Requires temporary rental accommodation or staying with family.
• Buy-then-sell with remission: Buy new property, sell existing within 6 months, claim 20% ABSD refund. Requires capital for ABSD bridge financing.
• EC as first home: For first-time buyers, buying an EC instead of private condo preserves SC’s 0% ABSD status for the future upgrade to a second private condo.

Related Property Finance Guides

• ABSD Singapore 2026 — Full Rates and Exemptions Guide
• Singapore Cooling Measures 2026 — All You Need to Know
• HDB Upgrader Guide — Timing Your Sale and Purchase