Stamp Duty Guide

Stamp Duty Deadlines, Late Payment Penalties and Mortgage Duty

Missing a stamp duty deadline in Singapore is expensive: IRAS penalties can reach several times the duty, and IRAS can appoint your bank or tenant as a collection agent. Most buyers never face this because their lawyer stamps for them, but you should know the deadline, and the separate duty that applies to your mortgage.

The deadline

IRAS's rule is that you should stamp a document before you sign it. You avoid a penalty if you sign first and stamp (with payment of the duty) within:

• 14 days after signing, if the document is signed in Singapore; or
• 30 days after receiving the document in Singapore, if it is signed overseas.

"Signed" generally means the date the document is first signed. For electronic documents, IRAS treats the date and place an electronic signature is applied as the execution point in the common cases, which sets the deadline. Your lawyer usually handles this for a home purchase; see the BSD guide.

Late payment penalties

On a $44,600 BSD (a $1.5 million purchase), a delay beyond three months would mean a penalty of at least four times the duty. If you receive a penalty notice, pay the duty and penalty by the due date in the notice to avoid more penalties. You must also pay by the due date even if you have filed an objection; any excess is refunded if the assessment is revised.

If you voluntarily disclose a late payment or underpayment under IRAS's Voluntary Disclosure Programme and qualify, the penalty can be reduced to 5% of the late payment or underpayment for each year of non-compliance, calculated daily.

What IRAS can do if duty stays unpaid

• Impose penalties
• Appoint agents such as your bank, employer, tenant or the lawyer handling the sale of any of your property to recover the duty
• Issue a Travel Restriction Order stopping you from leaving Singapore, until the duty and penalties are paid in full
• Take legal action

When your bank is appointed as agent you may be unable to access your account until the duty is paid in full.

How to pay

Stamp duty is paid through IRAS's e-Stamping portal, usually by your lawyer. IRAS does not accept credit cards directly because of transaction costs, but you can pay via AXS e-Station or m-Station up to $20,000. MediSave payments are made to the CPF Board directly, and IRAS encourages digital methods such as GIRO and PayNow over cheques. Whether CPF can pay depends on your scheme; see the cash and CPF guide for HDB resale payments.

Mortgage duty: a separate, small duty

A mortgage document that secures your bank loan is also a dutiable document. IRAS charges:

It is rounded down to the nearest dollar with a minimum of $1. Example: a $90,500 loan costs $362; a $250,000 loan would be 0.4% = $1,000, but the cap makes it $500. A variation of an open mortgage costs the difference between $500 and duty already paid, and a further fixed mortgage on the same property is treated as fresh security up to the same cap. Because of the cap, mortgage duty is a small part of the full cost of buying. See also refinancing, which can involve a new mortgage.

FAQ

Related guides

• Stamp Duty Relief: Family and Divorce Transfers
• Seller's Stamp Duty (SSD): Rates and Holding Period
• ABSD Guide Singapore 2026: Rates by Citizenship

Figures current as of October 2026, from IRAS pages. Penalties, rates and payment channels can change; check IRAS. This guide is general information only and is not tax or legal advice. If you have missed a deadline, contact IRAS or a lawyer promptly.