Buying Guide
The Full Cost of Buying a Property in Singapore (Beyond the Price Tag)
The purchase price is the number everyone focuses on. It's also the smallest piece of what you'll actually need in hand. Stamp duties alone can add 20 to 30% on top for some buyer profiles, before legal fees, valuation, and agent costs are even counted.
1. Buyer's Stamp Duty (BSD): everyone pays this
BSD applies to every residential purchase, regardless of citizenship, on a tiered scale (see the BSD guide for worked examples):
| Property value band | Rate |
|---|---|
| First $180,000 | 1% |
| $180,001 to $360,000 | 2% |
| $360,001 to $1,000,000 | 3% |
| $1,000,001 to $1,500,000 | 4% |
| $1,500,001 to $3,000,000 | 5% |
| Above $3,000,000 | 6% |
A $1.2 million property, for example, incurs BSD calculated across each band it crosses, not a flat rate applied to the whole price.
2. Additional Buyer's Stamp Duty (ABSD): the number that varies most
ABSD depends entirely on citizenship and how many properties you already own, from 0% for a Singapore Citizen buying a first home up to 65% for an entity. This is almost always the largest single cost for anyone buying a second property or buying as a foreigner. See the full rate table in our ABSD guide.
3. Legal conveyancing fees
Engaging a lawyer to handle the purchase, including the Sale and Purchase Agreement, title checks, and CPF/loan disbursement coordination, is a cost set by each law firm, so it varies with the firm and the complexity of the transaction. Get written quotes before you commit. This is separate from any stamp duty. Any figure we show for legal fees is an illustrative estimate, not a published rate.
4. Valuation fees
For an HDB resale flat, if you are using CPF savings or taking a housing loan you must submit a Request for Value to HDB, which carries a processing fee of $120 (including GST). For a private property bought with a bank loan, the bank will usually require a valuation; the fee depends on the bank and valuer, so ask for it upfront. Any figure we show for a valuation fee is an illustrative estimate.
5. Option fee and exercise fee
Paid to the seller as part of the Option to Purchase process, these amounts are credited toward the purchase price at completion rather than being an additional cost on top, but they need to be available in cash upfront, before your loan disburses. See how option and exercise fees work in our OTP guide.
6. Mortgage-related costs
If you take an HDB housing loan, HDB fire insurance from HDB's appointed insurer is compulsory. If you take a bank loan, expect the bank to ask for fire insurance for the duration of the loan and, depending on the bank and package, to offer a legal subsidy that may partially or fully offset your own legal fees, though this can be subject to a clawback if you refinance early. Understand the clawback before you rely on a bank's legal subsidy in our legal subsidy clawback guide.
7. Agent commission (if applicable)
Agent commission is a matter of agreement between you and your agent. HDB notes that the terms of the agency agreement, such as the commission payable, can be negotiated between the parties. Who pays commission on a given resale, and how much, is not fixed, so confirm in writing before you sign anything whether you owe a commission, and how much.
Worked example: a $1.5 million resale condo, Singapore Citizen, second property
| Cost | Amount |
|---|---|
| Purchase price | $1,500,000 |
| BSD | $44,600 |
| ABSD (20% as a Singapore Citizen buying a second property) | $300,000 |
| Legal fees (illustrative estimate) | $2,500 |
| Valuation fee (illustrative estimate) | $500 |
| Total cash/CPF needed beyond the price itself | ~$347,600 |
This example excludes the LTV-dependent cash component of the purchase price itself, which adds further cash or CPF on top depending on your loan quantum.
Run your own full cost breakdown with PropLeh's Purchase Calculator.
FAQ
Is ABSD the same for everyone buying a second property?
No, it depends on citizenship. A Singapore Citizen pays 20% on a second property, a PR pays 30%, and a foreigner pays 60%, all on top of BSD.
Do I need to pay BSD and ABSD at the same time?
Yes. IRAS requires BSD and ABSD to be paid within 14 days after the date the contract or agreement is signed (30 days if it is signed overseas), as part of the standard stamp duty process, not spread out over the transaction.
Does the buyer ever pay agent commission in Singapore?
It depends on the agreement. Commission is negotiated between each party and their agent, so check your agency agreement before you sign.
Are legal fees fixed, or can they vary significantly between law firms?
They vary by law firm and by the complexity of the matter. It's worth comparing written quotes.
Figures current as of October 2026. Stamp duty rates in particular are subject to periodic revision; always verify against the live IRAS page before relying on them for a transaction.
Want your own full cost breakdown before you commit to a purchase? Use PropLeh's Purchase Calculator, or message us on WhatsApp and we'll walk through every line item with you.