The short answer: buying property in Singapore in 2026, you pay BSD (1%–6%, everyone), possibly ABSD (0%–65% depending on profile and property count), borrow at most 75% LTV on a first bank loan, must fit all debts within the 55% TDSR cap, and — if you sell within 4 years of a purchase made on or after 4 July 2025 — pay SSD of up to 16%. New launch condos are paid progressively, starting at just 5% cash. Every rate and threshold is tabled below, verified against IRAS and MAS rules as of September 2026.
Buyer's Stamp Duty (BSD) — paid by every buyer
BSD applies to all property purchases regardless of nationality or how many properties you own. It's payable within 14 days of exercising the Option to Purchase, by cash or CPF (cheque/cashier's order to the Commissioner of Stamp Duties).
| Purchase price (residential) | Marginal rate | Quick formula |
|---|---|---|
| First $180,000 | 1% | Up to $1m: 3% × price − $5,400 |
| Next $180,000 | 2% | |
| Next $640,000 (to $1m) | 3% | |
| Next $500,000 (to $1.5m) | 4% | $1m–$1.5m: 4% × price − $15,400 |
| Next $1,500,000 (to $3m) | 5% | $1.5m–$3m: 5% × price − $30,400 |
| Above $3,000,000 | 6% | Above $3m: 6% × price − $60,400 |
Worked example: a $2,000,000 new launch unit → 5% × $2,000,000 − $30,400 = $69,600 BSD.
Additional Buyer's Stamp Duty (ABSD) — depends on who you are
ABSD stacks on top of BSD for second-and-subsequent properties (Singapore Citizens), and from the first property for PRs, foreigners and entities. Payable within 14 days, cash or CPF-reimbursable.
| Buyer profile | 1st property | 2nd property | 3rd onwards |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% on any residential purchase | ||
| Entities / trustees | 65% | ||
FTA exemption: nationals of the USA (citizens only) and nationals and PRs of Switzerland, Norway, Liechtenstein and Iceland are treated as Singapore Citizens for ABSD — 0% on a first home.
ABSD refund for upgraders: a married couple (at least one spouse a Singapore Citizen) buying a replacement matrimonial home before selling the current one can claim a full ABSD refund — sell the first home within 6 months of the new purchase (completed property) or within 6 months of TOP/CSC (new launch). Run your numbers in the ABSD calculator.
Seller's Stamp Duty (SSD) — new rates since 4 July 2025 🔥
SSD punishes quick flips of residential property. The regime changed on 4 July 2025: the clawback period stretched from 3 to 4 years and the top rate rose to 16%. Which schedule applies depends on when you acquired the property. SSD is payable in cash only, within 14 days of exercising the sale option.
| Holding period | Acquired 11 Mar 2017 – 3 Jul 2025 | Acquired on/after 4 Jul 2025 |
|---|---|---|
| Up to 1 year | 12% | 16% |
| 1–2 years | 8% | 12% |
| 2–3 years | 4% | 8% |
| 3–4 years | 0% | 4% |
| Beyond 4 years | 0% | 0% |
Rates shown are for residential property. Practical takeaway: for any condo bought from July 2025 onward, plan a minimum 4-year hold — which for a new launch is often covered by the construction period plus a short runway after TOP.
Loan-to-Value (LTV) limits — how much you can borrow
Bank loan caps depend on how many outstanding housing loans you have, your loan tenure, and your age at the end of the loan.
| Outstanding housing loans | Standard LTV (tenure ≤30y, ends by age 65) | Reduced LTV (tenure >30y or past 65) | Minimum cash |
|---|---|---|---|
| None (1st loan) | 75% | 55% | 5% (10% if reduced) |
| One (2nd loan) | 45% | 25% | 25% |
| Two+ (3rd loan) | 35% | 15% | 25% |
For joint borrowers, the age used is the income-weighted average age (IWAA): (Borrower A income × age + Borrower B income × age) ÷ combined income — so pairing a younger, higher-earning spouse keeps LTV at 75% for longer tenures.
Total Debt Servicing Ratio (TDSR) — the 55% ceiling
All your monthly debt obligations — the new mortgage (stress-tested at the MAS 4% floor rate, not the bank's promotional rate), car loans, credit card minimum payments, personal/renovation/student loans — must fit within 55% of gross monthly income. Variable income (commission, bonuses, rental) takes a 30% haircut; the haircut is waived for eligible liquid assets pledged with the bank for at least 4 years. Full walkthrough with worked examples in the TDSR guide, and see TDSR vs MSR if you're buying an EC or HDB.
Progressive Payment Scheme — how a new launch is actually paid
Buying under construction (BUC — all private new launches; ECs and HDB BTO differ), you don't pay everything upfront. Payments follow construction stages, and your loan disburses progressively — so early instalments are small:
| Stage | Payment | Paid by |
|---|---|---|
| Booking (Option fee) | 5% | Cash only |
| Sign S&P (within ~8 weeks) | 15% | Cash or CPF |
| Foundation completed | 10% | CPF/cash first, then bank loan draws down |
| Reinforced concrete framework | 10% | |
| Brick walls | 5% | |
| Ceiling / roofing | 5% | |
| Doors, windows & wiring | 5% | |
| Car park, roads & drains | 5% | |
| TOP (keys collected) | 25% | Loan |
| CSC (legal completion) | 15% | Loan |
Why upgraders love this: with 75% LTV, your first ~2 years of ownership often cost only the 5% booking + 15% S&P + small progressive instalments — you can stay in your current home while the new one is built. This timing is also what makes the ABSD refund window workable.
Frequently Asked Questions
How much BSD on a $2 million condo?
$69,600 (5% × $2m − $30,400). Payable within 14 days of exercising the option, cash or CPF.
Do foreigners really pay 60% ABSD?
Yes — on any residential purchase. The exceptions are US citizens and nationals/PRs of Switzerland, Norway, Liechtenstein and Iceland, who are treated as Singapore Citizens under FTAs.
If I buy a new launch today, when can I sell without SSD?
After 4 full years from your purchase date (acquisitions on/after 4 July 2025). For most new launches that's roughly around TOP or shortly after — one reason flipping at TOP is largely a thing of the past.
What's the minimum cash for a first-time private buyer?
5% of the purchase price in cash (the booking fee), assuming standard 75% LTV. The next 20% can come from CPF OA. Budget separately for BSD.
Does the 55% TDSR use my actual mortgage rate?
No — banks must stress-test your repayment at the MAS 4% floor even if your package rate is lower. That's why maximum loan quantum is smaller than a naive calculation suggests. Check your cap here.
Is the progressive payment scheme available for ECs?
The Normal (Progressive) Payment Scheme covers private BUC purchases. ECs and HDB BTO follow their own schemes — ECs commonly offer a Deferred Payment Scheme variant instead. Ask me which applies to a specific launch.
Want your exact numbers? Send me your budget and profile — I'll work out BSD, ABSD, max loan and the full progressive payment timeline for any current launch, free.
WhatsApp XavierRates and rules summarised from IRAS and MAS regulations as of September 2026. Figures are for general guidance — refer to the latest IRAS guidelines for updated rates, and confirm loan terms with your bank. This page is not financial advice.