Singapore New Launch Condo Stamp Duty Complete Guide 2026 — BSD, ABSD and SSD Explained

Reading Time: 4 minutes

Reading Time: 4 minutes

Stamp duties are among the largest transaction costs when buying or selling a new launch condo in Singapore. Understanding all three types — Buyer’s Stamp Duty (BSD), Additional Buyer’s Stamp Duty (ABSD), and Seller’s Stamp Duty (SSD) — is essential for accurate financial planning. This complete 2026 guide covers every scenario with exact figures.

Buyer’s Stamp Duty (BSD) — Every Buyer Pays This

BSD applies to every property purchase in Singapore — regardless of whether you’re a citizen, PR, or foreigner. It is calculated on the higher of the purchase price or market valuation.

BSD Rates for Residential Property (2026)

BSD Calculation Examples

Additional Buyer’s Stamp Duty (ABSD) — The Big One

ABSD is levied on top of BSD and varies by buyer profile and property count. It was most recently increased in February 2023 and remains at these levels in 2026.

ABSD Rates 2026

FTA ABSD Exemptions

Nationals of these countries are treated as Singapore Citizens for ABSD on their first property (0% ABSD):

• United States of America
• Iceland, Liechtenstein, Norway, Switzerland (EFTA countries)

ABSD Remission — HDB Upgrader Married Couples

Singapore Citizen married couples who own an HDB flat and purchase a private residential property can apply for ABSD remission if they sell the HDB within 6 months of the private property’s TOP (for new launches). Conditions: at least one buyer must be SC, legally married, and they must be co-purchasing the private property.

Total Stamp Duty Examples — Complete Picture

Seller’s Stamp Duty (SSD) — If You Sell Within 3 Years

SSD applies if you sell your private residential property within 3 years of purchase. It is designed to deter speculative flipping.

SSD Rates for Private Residential Property

Key point: The 3-year SSD holding period runs from the date of the Sales & Purchase Agreement (S&P), not from TOP. For new launch condos bought in 2026, SSD expires in 2029 — before most new launches reach TOP. This means sub-sales (selling before TOP) of 2026 new launches are generally SSD-free after 3 years.

How BSD and ABSD Are Paid

• Both BSD and ABSD must be paid within 14 days of exercising the Sales & Purchase Agreement
• Both must be paid in cash — CPF cannot be used
• IRAS (Inland Revenue Authority of Singapore) administers stamp duty collection
• Your conveyancing lawyer handles the paperwork and coordinates payment

Stamp Duty Planning Strategies

For SC Buyers

• If you own an HDB: consider selling HDB first to buy private as a “1st property” at 0% ABSD, or use the ABSD remission scheme if married
• For 3rd property: 30% ABSD is significant — model the total return carefully before committing

For PR Buyers

• Applying for SC citizenship before purchasing your 2nd property saves 25% ABSD ($375,000 on a $1.5M condo)
• Timing your citizenship application with your property purchase can be a material financial decision

For Foreign Buyers

• The 60% ABSD is non-negotiable — model this as a sunk cost and focus the investment thesis on long-term capital appreciation and safe-haven positioning
• If you hold US, Swiss, Norwegian, Icelandic, or Liechtenstein citizenship, you qualify for 0% ABSD on your first property

Frequently Asked Questions

When do I pay BSD and ABSD for a new launch condo?

BSD and ABSD must be paid within 14 days of exercising (signing) the Sales and Purchase Agreement. For new launch condos, this is typically 3 weeks after the OTP is issued (booking day). Both must be paid in cash — CPF cannot be used for stamp duties.

Is ABSD refundable if I sell my condo?

Generally no — ABSD is not refunded on resale. The exception is the ABSD remission scheme for SC married HDB upgraders who sell their HDB within 6 months of the new property’s TOP. In this specific case, the 20% ABSD is fully refunded.

Does SSD apply to new launch condos sold before TOP?

Yes. If you sub-sell (assign your interest in) a new launch condo within 3 years of signing the S&P, SSD applies. The 3-year clock starts from the S&P date — not the TOP date. For 2026 new launches, the SSD-free window (3 years from S&P) will typically expire before or around TOP.

Is BSD tax-deductible for property investors?

BSD is considered a capital expense (part of the cost of acquisition) and is not tax-deductible against rental income. ABSD may be deductible against rental income as a capital allowance in some circumstances — consult a Singapore tax advisor for your specific situation.