Buying Guide
Buyer's Stamp Duty (BSD) in Singapore: Rates and How It's Calculated
Buyer's Stamp Duty is the one stamp duty every property buyer pays, whether it is a first flat or a fifth investment unit. It is charged in tiers, so the effective rate is always lower than the top rate. Here is the current rate table, how to work out your own figure, and the deadline for paying it.
BSD rates for residential property (from 15 February 2023)
BSD is worked out on the purchase price or the market value of the property, whichever is higher. Each slice of the price is charged at its own rate:
| Slice of price or market value | Rate | Duty on that slice | Cumulative duty at top of slice |
|---|---|---|---|
| First $180,000 | 1% | $1,800 | $1,800 |
| Next $180,000 | 2% | $3,600 | $5,400 |
| Next $640,000 | 3% | $19,200 | $24,600 |
| Next $500,000 | 4% | $20,000 | $44,600 |
| Next $1,500,000 | 5% | $75,000 | $119,600 |
| Remaining amount (above $3,000,000) | 6% | — | — |
BSD is rounded down to the nearest dollar, with a minimum duty of $1. The top rate of 6% applies only to the part of the price above $3 million.
Worked examples
These are illustrative calculations using the table above. They assume the price equals the market value.
| Price | How it adds up | BSD |
|---|---|---|
| $500,000 | $1,800 + $3,600 + 3% of the remaining $140,000 ($4,200) | $9,600 |
| $1,000,000 | $1,800 + $3,600 + $19,200 (the third slice is filled exactly) | $24,600 |
| $1,500,000 | $24,600 + $20,000 | $44,600 |
| $2,500,000 | $44,600 + 5% of the remaining $1,000,000 ($50,000) | $94,600 |
IRAS's own published example is a terrace house bought for $4,500,100, which works out to $209,606 using the same tiers. A $1.5 million purchase therefore pays about 3% in BSD overall, not 4% or 5%, because only the slice above $1 million is charged at 4%.
Does BSD apply to HDB flats?
Yes. IRAS says BSD is payable on the acquisition of any immovable property in Singapore, whether it is a private property or an HDB flat. It also does not depend on your nationality or on how many properties you already own. Citizenship and property count only matter for the separate Additional Buyer's Stamp Duty (ABSD), which is charged on top of BSD for some buyers.
Price versus market value
If the price in the document is lower than the property's market value, BSD is charged on the market value.
- Cash discounts: if a cash discount (cash, a non-post-dated cashier's order or a cheque) is stated in the document and given to you when the document is signed, IRAS allows it to be deducted from the price for stamp duty purposes, provided the net price still reflects market value.
- Non-cash benefits do not reduce BSD: furniture vouchers, rental guarantees, cars or lucky draws are not deducted from the price, even if they are written in the document.
- Benefits not written in the document are also not deductible.
BSD, ABSD and SSD: who pays which
| Duty | Paid by | When it applies |
|---|---|---|
| BSD | Buyer | Every purchase of property in Singapore |
| ABSD | Buyer | Residential purchases, depending on buyer profile and number of properties. See the ABSD guide. |
| SSD | Seller | Selling residential property within the holding period. See the SSD guide. |
Under the Stamp Duties Act, the buyer pays BSD and ABSD unless the agreement itself says otherwise. Check what your own contract says.
When to pay
IRAS's general rule is that a document should be stamped before you sign it, but if you sign first, you avoid a penalty by stamping within 14 days after signing if it was signed in Singapore, or within 30 days after receiving it in Singapore if it was signed overseas. For most home purchases your conveyancing lawyer arranges the stamping, so ask them for the exact date and the amount to prepare. Late payment attracts penalties. For which document triggers the clock (for example, an option to purchase versus a sale and purchase agreement), see the OTP guide and confirm with your lawyer.
Can you use CPF to pay BSD?
IRAS says using CPF funds to pay stamp duty is subject to the terms of the CPF housing schemes and refers buyers to the CPF Board. Whether and how much of your Ordinary Account you can apply depends on the scheme you are buying under and your own CPF usage limits, so check your CPF position before assuming that BSD can come out of CPF.
Are there exemptions or remissions?
The BSD remissions on IRAS's BSD page are for buying residential land to be used for non-residential development, and they come with conditions, deadlines and clawbacks. IRAS publishes other reliefs and remissions separately, each with its own conditions. Unless one of them clearly applies to your situation, plan on paying the full BSD on a home purchase, and confirm with your lawyer or IRAS.
See where BSD sits among all your upfront costs in the full cost of buying a property guide, or model it with PropLeh's Purchase Calculator.
FAQ
Do first-time buyers pay BSD?
Yes. IRAS says BSD is payable on all acquisitions of immovable property in Singapore and does not depend on the buyer's nationality or the number of properties owned. There is no first-time buyer exemption from BSD.
What is the highest BSD rate?
6% for residential property, applying only to the part of the price or market value above $3,000,000 (for acquisitions from 15 February 2023). The top rate for non-residential property is 5%.
Is BSD charged on the full price at the highest rate I reach?
No. BSD is tiered. Each slice of the price is charged at its own rate, so only the part above each threshold is charged at the higher rate.
Is BSD calculated on the price I pay or the valuation?
On whichever is higher: the purchase price stated in the document or the property's market value.
Does BSD apply on top of ABSD?
Yes. ABSD is an additional duty charged on top of BSD for buyers in certain categories. BSD itself is payable regardless of ABSD.
Which BSD table applies if I bought before 2023?
Earlier purchases fall under earlier tables, where the top residential rate was 4% (20 February 2018 to 14 February 2023) or 3% (before 20 February 2018). Check IRAS's page for the table that matches your purchase date.
Related guides
- What Counts as Residential Property for Stamp Duty?
- Stamp Duty Refund When a Property Purchase Falls Through
- Stamp Duty Deadlines, Late Penalties and Mortgage Duty
Figures current as of October 2026, based on the IRAS rate table effective from 15 February 2023. Stamp duty rates can be revised by the Government at any time, so check the live IRAS page and IRAS's stamp duty calculator for your transaction. This guide is general information only and is not tax, legal or financial advice. The worked examples are illustrations; the duty actually payable is assessed by IRAS on your documents.
Want to see BSD, ABSD, legal fees and your loan limits laid out together for a specific property? Use PropLeh's Purchase Calculator, or message us on WhatsApp to run the numbers.