Reading Time: 7 minutes
Reading Time: 6 minutes
Buyer’s Stamp Duty (BSD) is payable by ALL buyers of Singapore residential property — Singaporeans, PRs, and foreigners alike. It is applied on top of ABSD (which varies by buyer profile) and must be paid within 14 days of exercising your Option to Purchase (OTP). Understanding exactly how much BSD you will pay is an essential step in budgeting for any Singapore new launch condo purchase in 2026. This guide provides the complete BSD formula, current 2026 rates, worked examples across common price points, and a full comparison of total stamp duty (BSD + ABSD) by buyer profile.
Whether you are a Singapore Citizen buying your first home, a Permanent Resident purchasing an investment property, or a foreign buyer researching Singapore’s stamp duty framework, this guide covers every calculation you need — with full step-by-step workings so you can verify the numbers yourself before your property transaction.
What Is Buyer’s Stamp Duty (BSD)?
Buyer’s Stamp Duty (BSD) is a government tax levied on every property purchase in Singapore. It is administered by the Inland Revenue Authority of Singapore (IRAS) and applies to all property transactions — private condominiums, HDB resale flats, landed property, executive condominiums (ECs), and commercial properties (at different rates).
Key BSD facts:
- Who pays: The buyer — all nationalities, all residency statuses. BSD is not affected by whether you are a Singaporean, PR, or foreigner
- What it applies to: Purchase price or market value of the property, whichever is higher
- Rate structure: Progressive / tiered — higher-priced properties pay a higher marginal rate on the portion above each threshold
- When it must be paid: Within 14 days of signing the Sales and Purchase Agreement (S&P) or exercising the Option to Purchase (OTP)
- How to pay: Via IRAS e-Stamping Portal (stamp.iras.gov.sg)
- Payment source: BSD can be paid from cash or CPF Ordinary Account (subject to CPF Board rules)
BSD applies in addition to Additional Buyer’s Stamp Duty (ABSD), which varies based on your residency status and the number of properties you own. For most buyers, the total stamp duty bill (BSD + ABSD) is the single largest upfront cost in a property transaction — often exceeding legal fees, renovation budgets, and even the down payment for some buyers.
BSD Rates for Residential Property 2026
The current BSD rates for residential properties in Singapore (as at 2026) use a five-tier progressive structure. The fifth tier — 5% on amounts above $1.5 million — was introduced in the February 2023 Budget, applying to all residential property transactions from 15 February 2023 onward.
| Purchase Price / Market Value Tier | BSD Rate | Max BSD on This Tier |
|---|---|---|
| First $180,000 | 1% | $1,800 |
| Next $180,000 (i.e., $180,001 – $360,000) | 2% | $3,600 |
| Next $640,000 (i.e., $360,001 – $1,000,000) | 3% | $19,200 |
| Next $500,000 (i.e., $1,000,001 – $1,500,000) | 4% | $20,000 |
| Above $1,500,000 (no upper limit) | 5% | Unlimited |
Cumulative BSD at key price points for reference:
- At $1,000,000: $1,800 + $3,600 + $19,200 = $24,600
- At $1,500,000: $1,800 + $3,600 + $19,200 + $20,000 = $44,600
- At $1,500,001 and above: the 5% tier begins, adding $50 per $1,000 above $1.5M
Note that BSD rates for non-residential properties (commercial, industrial) differ from the residential rates shown above. This guide covers residential BSD only.
BSD Formula and Manual Calculation
BSD uses a tiered/progressive calculation — similar to how Singapore’s personal income tax works. Each rate only applies to the portion of the purchase price that falls within that tier, not to the entire purchase price.
BSD formula for residential property:
BSD = 1% × purchase price
For purchase price ≤ $360,000:
BSD = $1,800 + 2% × (purchase price − $180,000)
For purchase price ≤ $1,000,000:
BSD = $5,400 + 3% × (purchase price − $360,000)
For purchase price ≤ $1,500,000:
BSD = $24,600 + 4% × (purchase price − $1,000,000)
For purchase price > $1,500,000:
BSD = $44,600 + 5% × (purchase price − $1,500,000)
This tiered approach means that moving from a $1.49M to $1.51M purchase price only triggers the 5% rate on the $10,000 above $1.5M — not on the entire purchase price. The 5% rate does not retroactively apply to the lower tiers.
BSD Calculator — Worked Examples
The table below shows pre-calculated BSD for common Singapore property price points in 2026. All figures are for residential property.
| Purchase Price | BSD Payable | Effective BSD Rate |
|---|---|---|
| $800,000 | $18,600 | 2.33% |
| $1,000,000 | $24,600 | 2.46% |
| $1,500,000 | $44,600 | 2.97% |
| $2,000,000 | $69,600 | 3.48% |
| $2,500,000 | $94,600 | 3.78% |
| $3,000,000 | $119,600 | 3.99% |
| $4,000,000 | $169,600 | 4.24% |
| $5,000,000 | $219,600 | 4.39% |
Step-by-step calculation for a $2,000,000 purchase:
Tier 2: 2% × $180,000 = $3,600
Tier 3: 3% × $640,000 = $19,200
Tier 4: 4% × $500,000 ($1M to $1.5M) = $20,000
Tier 5: 5% × $500,000 ($1.5M to $2M) = $25,000
TOTAL BSD = $1,800 + $3,600 + $19,200 + $20,000 + $25,000 = $69,600
This step-by-step method works for any purchase price. Identify which tier the purchase price falls into, calculate the maximum BSD for all lower tiers (using the fixed amounts), then add the applicable rate × the remaining amount above the last full tier threshold.
Total Stamp Duty = BSD + ABSD
BSD is only half of Singapore’s stamp duty picture. Additional Buyer’s Stamp Duty (ABSD) is levied on top of BSD and varies significantly depending on your residency status and property count. The table below shows the total stamp duty burden for each buyer profile on a $2,000,000 residential property purchase.
| Buyer Profile | BSD | ABSD Rate | ABSD Amount | Total Stamp Duty |
|---|---|---|---|---|
| Singapore Citizen — 1st property | $69,600 | 1% | $20,000 | $89,600 |
| Singapore Citizen — 2nd property | $69,600 | 20% | $400,000 | $469,600 |
| Singapore Citizen — 3rd+ property | $69,600 | 30% | $600,000 | $669,600 |
| Permanent Resident — 1st property | $69,600 | 5% | $100,000 | $169,600 |
| Permanent Resident — 2nd+ property | $69,600 | 30% | $600,000 | $669,600 |
| Foreigner — 1st or any property | $69,600 | 60% | $1,200,000 | $1,269,600 |
Note: ABSD rates shown are for individuals as at 2026. Entities (companies) face higher ABSD rates. Married couples with at least one Singapore Citizen spouse may apply for ABSD remission on their first jointly-purchased property. Always verify current ABSD rates with IRAS or your property agent before transacting.
The contrast is stark: a Singapore Citizen buying their first property at $2M pays total stamp duty of $89,600 (4.5% effective rate), while a foreigner buying the same property pays $1,269,600 (63.5% effective rate). This differential is a deliberate policy tool to moderate foreign demand in Singapore’s residential market.
When Is BSD Due and How to Pay?
Understanding the BSD payment timeline is essential for cash flow planning in any property transaction.
Payment deadline:
- BSD must be paid to IRAS within 14 days of signing the Sales and Purchase Agreement (S&P) or exercising the Option to Purchase (OTP)
- For new launch condos: the OTP is typically exercised 3 weeks after the booking date (after paying the 1% option fee at booking and the 4% exercise fee at OTP). BSD is due within 14 days of OTP exercise
- Late payment incurs penalties: IRAS charges a penalty of 4x the amount of underpaid stamp duty in serious cases
How to pay:
- Primary method: IRAS e-Stamping Portal (stamp.iras.gov.sg) — online payment via PayNow, credit card, or GIRO
- BSD can also be paid via your appointed solicitor, who will typically arrange e-Stamping as part of the conveyancing process
CPF payment:
- BSD can be paid from your CPF Ordinary Account (OA), subject to CPF Board rules and withdrawal limits
- The property must be eligible for CPF usage (99-year leasehold or freehold; sufficient remaining lease to cover loan tenure plus age)
- Practical note: CPF OA funds are commonly used to pay BSD for new launches, freeing up cash for renovation and furnishing after TOP
Refund policy:
- BSD is generally not refundable if a purchase is cancelled after the OTP has been exercised
- If a purchase falls through before OTP exercise (i.e., only the option fee was paid), BSD would not yet have been due — so no refund situation arises
- In cases of rescission, legal advice should be sought as refund eligibility depends on specific circumstances
BSD for New Launch vs Resale
A common question from buyers is whether BSD differs between new launch condos and resale private properties. The short answer: the BSD rate and formula are identical. However, the payment timing and process differ in important ways.
| Factor | New Launch Condo | Resale Private Property |
|---|---|---|
| BSD Rate | Same tiered rate applies | Same tiered rate applies |
| BSD Amount | Identical for same purchase price | Identical for same purchase price |
| When BSD is paid | Within 14 days of OTP exercise (approx. 5 weeks after booking) | Within 14 days of OTP exercise or S&P signing |
| Option Fee at Booking | 1% of purchase price (booking fee) | 1–2% of purchase price |
| Balance Option Fee at OTP | 4% (total 5% at OTP exercise) | 4–9% (total 5–10% at OTP exercise) |
| Progressive Payments | Yes — by construction milestone | No — full balance at completion |
| CPF for BSD | Permitted (subject to CPF rules) | Permitted (subject to CPF rules) |
One practical advantage of new launch condos is the lower initial cash outlay at the booking stage. For a $2M new launch, you pay only $20,000 (1%) at booking. BSD of $69,600 is due approximately 5 weeks later at OTP exercise. For a resale property at the same price, the timeline is more compressed — option fee and OTP fee both fall within a shorter window, and BSD follows immediately.
For buyers using a bank loan, your Loan-to-Value (LTV) limit and TDSR (Total Debt Servicing Ratio) are assessed based on the full purchase price. BSD and ABSD are additional costs that must be funded outside the mortgage — they cannot be incorporated into the loan amount.
💬 WhatsApp Alvin: Calculate My Exact Stamp Duty (BSD + ABSD) for a New Launch Condo
Related guides:
💬 Talk to Alvin Tan — Licensed ERA Property Consultant
Direct developer pricing, showflat appointments, expert advice. No commission charged to buyers.
WhatsApp Alvin at +65 8488 8648 →
CEA Reg. No. R072324C · ERA Realty Network Pte Ltd
Related Articles
???? Get a Free Property Valuation from Alvin
Need an honest, data-driven valuation on this project, your existing property, or a comparison? WhatsApp Alvin Tan directly — CEA-licensed, ERA Realty, no obligation. Same-day reply during office hours.
- ✅ Free showflat priority booking
- ✅ ABSD + BSD + financing eligibility analysis
- ✅ Floor plan packs & price list (where available)
- ✅ HDB upgrader pathway planning
