Singapore Stamp Duty for Foreigners 2026: ABSD Rates and Calculation Guide

Additional Buyer’s Stamp Duty (ABSD) for foreigners in Singapore is a flat 60% tax on the purchase of any residential property in 2026. ABSD applies on top of Buyer’s Stamp Duty (BSD). The Inland Revenue Authority of Singapore (IRAS) administers both duties under the Stamp Duties Act 1929. The 60% rate has held since 27 April 2023, and Budget 2026 announced no revision.

This guide states the current ABSD rates by buyer profile, the calculation method, the Free Trade Agreement exemptions, the payment deadline, and the legal remissions available to foreign buyers in 2026.

What is ABSD for foreigners in Singapore?

ABSD for foreigners is a 60% surcharge on residential property, charged in addition to Buyer’s Stamp Duty. Singapore introduced ABSD in December 2011 as a property cooling measure. The tax scales by residency status and the number of residential properties a buyer owns globally.

The central entity is the foreign buyer. The attribute is the ABSD rate. The value is 60%. A foreigner pays this rate on the first property, the second property, and every subsequent residential property. No tiered schedule reduces the rate for non-residents. IRAS computes ABSD on the higher of the purchase price or the market value, and the buyer settles it in cash within the statutory deadline.

What are the ABSD rates for foreigners in 2026?

A foreigner pays 60% ABSD on every residential property. A Singapore Permanent Resident pays 5% on the first property, 30% on the second, and 35% on the third. A Singapore Citizen pays 0% on the first, 20% on the second, and 30% on the third. An entity pays 65%.

IRAS set these rates effective 27 April 2023 under the Stamp Duties Act. The foreigner rate is the highest residential stamp-duty surcharge for individual buyers in Singapore. For the base duty that sits beneath ABSD, see the Properties for sale in Singapore

Do foreigners pay ABSD on the first property?

Foreigners pay the full 60% ABSD on the first property. Singapore grants no first-timer relief to non-residents. The rate on a first home equals the rate on a fifth home. A Singapore Citizen pays 0% on the first property, a Permanent Resident pays 5%, and a foreigner pays 60%.

The 60% rate on a first purchase distinguishes foreign buyers from every other profile. A foreigner buying a single S$1.5 million condominium pays S$900,000 in ABSD on that first transaction.

How is ABSD different from Buyer’s Stamp Duty?

Buyer’s Stamp Duty is the base tax every buyer pays, with rates from 1% to 6%. ABSD is an additional surcharge layered on top, reaching 60% for foreigners. BSD applies regardless of nationality or property count. ABSD scales by residency status and existing property ownership.

BSD follows a progressive scale across residential price tiers: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million, and 6% above S$3 million. ABSD applies a single flat percentage to the full chargeable amount. A foreigner pays both duties on the same purchase.

How is ABSD calculated for foreigners?

ABSD for a foreigner equals 60% multiplied by the higher of the purchase price or the market value. IRAS selects whichever figure is greater. A foreigner buying a S$2 million condominium at market value pays S$1.2 million in ABSD plus approximately S$69,600 in BSD.

The calculation uses three inputs: the ABSD rate (60%), the chargeable amount (the higher of price or valuation), and the buyer profile (foreigner). A S$2 million purchase produces this result:

• ABSD: 60% × S$2,000,000 = S$1,200,000
• BSD: S$69,600 on a S$2 million residential purchase
• Total stamp duty: S$1,269,600

The foreigner pays S$1,269,600 in duty on a S$2 million home, raising the total acquisition cost to S$3,269,600 before legal and financing fees.

How much is ABSD on a S$1 million Condominium?

ABSD on a S$1 million condominium for a foreigner is S$600,000. The 60% rate applied to S$1,000,000 produces S$600,000. BSD on a S$1 million purchase is S$24,600. The combined stamp duty on a S$1 million condominium is S$624,600.

The duty rises in direct proportion to the chargeable amount, because the 60% ABSD rate is flat across all price tiers.

Is ABSD calculated on the purchase price or the market value?

IRAS calculates ABSD on the higher of the purchase price or the market value. The market value functions as a floor. A purchase price of S$1.5 million with an IRAS valuation of S$1.6 million results in ABSD payable on S$1.6 million, amounting to S$960,000 for a foreigner.

A buyer cannot reduce ABSD by recording a price below market value, because the valuation overrides the lower figure. IRAS provides a formal objection process for a contested valuation, but the assessed market value governs the duty by default.

When is ABSD payable after the Option to Purchase?

ABSD is payable within 14 days of the date on which a buyer exercises the Option to Purchase in a resale transaction or signs the sale and purchase agreement in a new launch. A document signed overseas extends the deadline to 30 days from its receipt in Singapore.

The buyer pays ABSD through the IRAS e-Stamping portal. Late payment triggers a penalty. A bank loan finances the property price, not the stamp duty, so the foreigner pays the full 60% ABSD in cash from personal funds.

Which Countries are exempt from ABSD in Singapore?

Nationals and Permanent Residents of Iceland, Liechtenstein, Norway, and Switzerland are exempt from the foreigner ABSD rate. Nationals of the United States of America are also exempt. These buyers pay the Singapore Citizen schedule: 0% on the first property, 20% on the second, and 30% on the third.

Free Trade Agreements grant these exemptions. The FTA exemption reduces a first-property ABSD bill from 60% to 0%. A qualifying United States national buying a S$2 million condominium saves S$1.2 million against the standard foreigner rate. Every other foreign nationality pays the full 60%. The FTA-exempt nationals property guide sets out the documentation each buyer files with IRAS.

How do foreigners reduce ABSD legally?

Foreigners reduce ABSD through four legal routes: the Free Trade Agreement exemption, the married-couple remission, the purchase of commercial property, and the acquisition of Permanent Resident status. Each route lowers the chargeable rate from 60% to between 0% and 5%.

A married couple with one Singapore citizen spouse qualifies for ABSD remission on the first matrimonial home purchased jointly, subject to IRAS conditions, including no prior property ownership and timely application. Commercial property is subject to 0% ABSD for all buyers, including foreigners. A foreigner who obtains Permanent Resident status pays 5% on a first property rather than 60%. IRAS anti-avoidance provisions under the Stamp Duties Act reverse artificial arrangements and impose recovery duty plus penalties.

How does ABSD apply to a joint purchase?

A joint purchase attracts ABSD at the highest rate among all buyers. A Singapore Citizen buying jointly with a foreigner pays 60% of the entire purchase price, not a blended or apportioned rate. The foreigner’s profile sets the rate for the whole transaction.

This rule affects mixed-nationality couples and family co-purchases. A citizen-and-foreigner pair buying a S$2 million property pays S$1.2 million in ABSD because the 60% foreigner rate applies to the full chargeable amount. The ownership structure decided before the Option to Purchase controls the final duty.

Did ABSD change in Budget 2026?

ABSD did not change in Budget 2026. The foreigner rate of 60% has held since 27 April 2023. The Singapore government announced no revision to ABSD rates in the 2026 Budget. Every ABSD revision since the December 2011 introduction has increased the foreigner rate, never reduced it.

The 60% rate represents the current and continuing position for 2026. The historical trajectory runs from 10% in 2011 to 15%, 20%, 30%, and now 60%, confirming an upward-only pattern for the foreigner rate.

How does bank financing work for foreign buyers?

Banks in Singapore lend to foreigners for private condominiums and apartments under stricter documentation requirements than for local buyers. The Loan-to-Value ratio reaches 75% in theory and 60% to 70% in practice. The Total Debt Servicing Ratio caps total monthly debt at 55% of gross monthly income.

Interest rates for foreign borrowers are pegged to a benchmark such as SORA plus a bank spread. The ABSD payment falls outside loan coverage, so a foreigner funds the 60% duty in cash alongside the down payment. The cash requirement, rather than loan approval, frequently sets the binding constraint for a foreign buyer.

Is Singapore property worth buying for foreigners at 60% ABSD?

Singapore property suits long-term resident buyers and wealth-preservation buyers at the 60% ABSD rate, and disadvantages short-term investors. A 60% duty, combined with a residential rental yield of 2% to 3.5% gross, requires a holding period of more than 15 years to recover the entry cost.

A lifestyle buyer with no intention to sell absorbs the 60% duty as a one-time entry cost into a stable market. A yield-driven investor faces a capital-destructive transaction because the ABSD outlay exceeds a decade of net rental income. Commercial property at 0% ABSD offers a lower-cost alternative for foreign capital seeking exposure to Singapore. Foreign buyers priced out by the 60% rate often weigh regional markets

Frequently Asked Questions

How much ABSD does a foreigner pay in Singapore in 2026?

 A foreigner pays a flat 60% ABSD on any residential property in 2026, on the first purchase and every subsequent purchase. BSD of 1% to 6% applies on top.

Do foreigners pay ABSD on their first property in Singapore?

Yes. Foreigners pay the full 60% on a first property. Singapore offers no first-timer relief to non-residents, unlike the 0% first-property rate for citizens.

Which nationalities are exempt from ABSD in Singapore? 

Nationals of the United States, and nationals and PRs of Norway, Switzerland, Iceland, and Liechtenstein, pay the Singapore Citizen schedule (0% on a first home) under Free Trade Agreements.

Is ABSD calculated on the price or the valuation? 

IRAS calculates ABSD on the higher of the purchase price or the market value. The assessed market value acts as a floor and overrides a lower agreed price.

Can foreigners legally reduce or avoid ABSD? 

Yes, through the FTA exemption, married-couple remission with a Singapore-citizen spouse, buying commercial property (0% ABSD), or acquiring Permanent Resident status (5% on a first home).

Price disclaimer: All amounts are in Singapore Dollars (SGD) and are illustrative figures based on rates effective in 2026. Actual stamp duty depends on the transaction price, the IRAS valuation, and the date of purchase. Confirm current rates with IRAS before relying on any figure.

This guide is general information, not legal or financial advice. ABSD and BSD are administered by IRAS under the Stamp Duties Act 1929. Stamp duty treatment depends on individual circumstances. Suitable current rates on the official IRAS website, and consult a CEA-registered property agent (Council for Estate Agencies, Singapore) and a licensed conveyancing lawyer before any purchase.

Ready to buy property in Singapore as a foreign national? Explore international property opportunities and residency pathways, including Singapore’s Global Investor Program (GIP), with the team at ziba-property.com

About the Author

Muhammad Amir is a property consultant at Ziba Property, working with international buyers navigating real estate markets across the Gulf and Southeast Asia. He specializes in helping foreign nationals understand ownership laws, identify suitable listings, and structure purchases to align with their financial and residency needs