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Stamp Duty on a S$4 million Property in Singapore (BSD + ABSD)
BSD on a S$4 million home is S$179,600. See ABSD and the total for citizens, PRs, foreigners and companies.
The property
Buyer
This will be your…
Total stamp duty
S$179,600
| Buyer's Stamp Duty (BSD) | S$179,600 |
| Additional Buyer's Stamp Duty (ABSD 0%) | S$0 |
| Total to pay | S$179,600 |
Stamp duty must be paid within 14 days of signing (or exercising the option to purchase). You can pay it with CPF, but usually have to pay in cash first and get it back later.
Rates (residential)
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1,500,000 | 5% |
| Above S$3,000,000 | 6% |
| Singapore Citizen: 1st / 2nd / 3rd+ | 0% / 20% / 30% |
| Singapore PR: 1st / 2nd / 3rd+ | 5% / 30% / 35% |
| Foreigner (any) | 60% |
| Entity (any) | 65% |
When people buy together, the highest ABSD rate among the buyers applies. Some married couples can get ABSD remitted; check with IRAS.
BSD rates from 15 Feb 2023 and ABSD rates from 27 Apr 2023, last checked October 2026. Not legal, tax or financial advice. 🔒 Everything stays on your device.
✅ Rules last checked:
📚 Official sources: IRAS: BSD · IRAS: ABSD
We build every tool from the official rules and re-check them when they change. Always confirm with the official source before you rely on a result.
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Stamp duty on a S$4 million home, by buyer
The Buyer's Stamp Duty on a S$4 million home is S$179,600 (4.49% of the price), whoever buys it. A Singapore Citizen buying a first home pays only that.
Additional Buyer's Stamp Duty is what changes: S$800,000 for a citizen's second home, S$200,000 for a PR's first home and S$2,400,000 for a foreigner.
Stamp duty is due within 14 days of signing or exercising the option to purchase, so plan the cash before you commit.
| Buyer | BSD | ABSD | Total |
|---|---|---|---|
| Citizen, 1st home | S$179,600 | S$0 | S$179,600 |
| Citizen, 2nd home | S$179,600 | S$800,000 | S$979,600 |
| Citizen, 3rd home | S$179,600 | S$1,200,000 | S$1,379,600 |
| PR, 1st home | S$179,600 | S$200,000 | S$379,600 |
| PR, 2nd home | S$179,600 | S$1,200,000 | S$1,379,600 |
| Foreigner | S$179,600 | S$2,400,000 | S$2,579,600 |
| Company | S$179,600 | S$2,600,000 | S$2,779,600 |
Residential rates: BSD from 15 Feb 2023, ABSD from 27 Apr 2023. Based on the price or market value, whichever is higher.
Questions people ask
How much is Buyer's Stamp Duty in Singapore?+
For homes: 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. On S$1 million it is S$24,600.
What are the ABSD rates?+
Singapore Citizens: 0% on the first home, 20% on the second, 30% on the third. PRs: 5%, 30%, 35%. Foreigners: 60%. Companies: 65%.
When do I pay stamp duty?+
Within 14 days of signing the agreement, or of exercising the option to purchase.