Owning Guide
Property Tax in Singapore: Owner-Occupier vs Non-Owner-Occupier Rates
Property tax is an annual tax on owning a home, not on earning rent from it. How much you pay depends on two things: your property's Annual Value and whether you live in it. Owner-occupiers pay far lower rates, which is why moving out or renting out your home can change your bill sharply.
How property tax is calculated
Property tax = Annual Value (AV) × the tax rate that applies to you. The AV is IRAS's estimate of the gross annual rent your property could fetch if rented out, excluding furniture and maintenance fees. It is based on comparable market rents, not on what you actually earn, and IRAS reviews it every year. You can check your AV on IRAS's "View Property Summary" service on myTax Portal.
Property tax is a tax on ownership. It applies whether the home is owner-occupied, rented out or left vacant, and it is separate from the income tax on any rent you earn.
Owner-occupier rates (from 1 January 2025)
Rates are progressive: each slice of AV is taxed at its own rate.
| Annual Value slice | Rate | Cumulative tax at top of slice |
|---|---|---|
| First $12,000 | 0% | $0 |
| Next $28,000 (to $40,000) | 4% | $1,120 |
| Next $10,000 (to $50,000) | 6% | $1,720 |
| Next $25,000 (to $75,000) | 10% | $4,220 |
| Next $10,000 (to $85,000) | 14% | $5,620 |
| Next $15,000 (to $100,000) | 20% | $8,620 |
| Next $40,000 (to $140,000) | 26% | $19,020 |
| Above $140,000 | 32% | — |
Non-owner-occupier residential rates (from 1 January 2024)
| Annual Value slice | Rate | Cumulative tax at top of slice |
|---|---|---|
| First $30,000 | 12% | $3,600 |
| Next $15,000 (to $45,000) | 20% | $6,600 |
| Next $15,000 (to $60,000) | 28% | $10,800 |
| Above $60,000 | 36% | — |
These rates apply to residential properties the owner does not live in, including rented-out and vacant homes, except for the uses on IRAS's exclusion list (for example hotels, serviced apartments and workers' dormitories). Non-residential properties such as shops and offices are taxed at 10% of AV, and the owner-occupier rates never apply to them.
Worked examples
The first example is IRAS's own HDB illustration; the second uses a hypothetical private-home AV to show how steep the gap becomes.
| Annual Value | Owner-occupier | Non-owner-occupier |
|---|---|---|
| $16,020 (an HDB flat, per IRAS's example) | $160.80 $12,000 at 0% + $4,020 at 4% | $1,922.40 $16,020 at 12% |
| $60,000 (hypothetical private home) | $2,720 $1,720 up to $50,000 + $10,000 at 10% | $10,800 $30,000 at 12% + $15,000 at 20% + $15,000 at 28% |
Your own AV will differ. Use IRAS's property tax calculator with your actual AV for an exact figure.
Who gets owner-occupier rates
- You must own and live in the home. If you are married, the concession applies to one home only, even if you occupy two, and whether the homes are held jointly or separately.
- It is applied automatically to buyers of new or resale HDB flats and new ECs. For private homes, IRAS applies it automatically to Singapore Citizens and PRs when neither you nor your spouse already enjoys it on another residential property. Otherwise you apply on myTax Portal once you move in.
- Co-owning with someone who is not your spouse (for example a parent or sibling) is treated separately: each of you can claim it for the home you live in.
- Letting out a room while you still live in the home keeps your owner-occupier rates. For an HDB flat, make sure the tenancy is stamped as "partially let" rather than "wholly let".
- Not eligible: a wholly rented-out home, a vacant home, a home owned by a company, trust or association, or one you have sold.
What changes when you move out or rent out
- Renting out the whole home: owner-occupier rates are withdrawn from the date of letting and the higher rates apply. You must notify IRAS within 15 days of letting; stamping the tenancy agreement on IRAS's e-Stamping portal notifies IRAS for you.
- Moving back in after a tenancy: the lower rates are not restored automatically. You have to reapply through IRAS's "Apply/Withdraw Owner-Occupier Tax Rates" service.
- Leaving it vacant between tenants: still taxed at the higher rates, with no concession for vacancy.
- Missed claims: refunds for owner-occupier rates you were entitled to but did not claim are limited to the five preceding years.
If you earn rent, see how that income is taxed separately in the rental income tax guide. HDB owners thinking about renting out should also read what your options are after MOP.
When and how to pay
IRAS sends property tax bills for the coming year in batches from December. The annual due date is 31 January, or the date stated on your bill. Paying by GIRO lets you spread payment over up to 12 interest-free monthly instalments. A 5% late payment penalty applies to unpaid tax after the due date unless you are on an approved instalment plan. If you buy a new flat directly from HDB, IRAS sends a valuation notice and your first bill within a year of possession, covering tax from the date you took possession.
Buying or selling: how the tax is split
When property changes hands during the year, the tax for that year is apportioned between buyer and seller. IRAS does not apportion or arbitrate between the parties. For HDB flats, HDB officers or your lawyer or agent help work this out; for private property, your lawyer does. As a buyer you become liable for outstanding tax on the property, so your lawyer checks this before completion.
One detail for HDB buyers: if the seller takes the default three-month temporary extension of stay after completion, you are taxed at the higher non-owner-occupier rate for those three months, because you are not living in the flat. Owner-occupier rates then apply automatically.
FAQ
Do HDB owners pay property tax?
Yes. HDB owners pay property tax on the Annual Value of the flat. For an owner-occupied flat, the first $12,000 of AV is taxed at 0%, and the next slice at 4%.
Is property tax the same as tax on rental income?
No. Property tax is a tax on owning property, based on its Annual Value, and applies even if it is vacant. Rental income is taxed separately as income, after allowable deductions.
Do I still get owner-occupier rates if I rent out a room?
Yes, as long as you continue to live in the home. For HDB flats, the tenancy should be stamped as "partially let".
Can I get owner-occupier rates on my second property?
Not while you or your spouse enjoys them on another home. A married couple can claim the concession on only one home. If you move into your newer home, you can apply for the rates on it, and the concession on the other home ends from that date.
What if I pay property tax late?
IRAS imposes a 5% late payment penalty on the unpaid tax, and may take recovery action. You can appeal for a penalty waiver on myTax Portal, and filing an objection to your AV does not excuse you from paying the assessed tax by the due date.
Related guides
- How to Object to Your Property's Annual Value
- Rental Income Tax Singapore: Deductions & the 15% Rule
- Renting Out Your Whole HDB Flat: Rules and Quota
Figures current as of October 2026, using the IRAS rates effective from 1 January 2025 (owner-occupier) and 1 January 2024 (non-owner-occupier). Rates and one-off rebates change from year to year, so check your actual bill and IRAS's property tax calculator. This guide is general information only and is not tax or legal advice. It does not cover commercial or industrial property, companies, trusts or other special cases.
Planning to move out, rent out or buy a second home? Message us on WhatsApp and we will walk through how the numbers change, or use PropLeh's Purchase Calculator to see your upfront costs.