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Understanding property taxes and fees in Singapore is crucial before making any real estate purchase, as they can significantly impact your total investment cost.
The total cost of buying property in Singapore includes multiple components beyond the purchase price: stamp duties, legal fees, loan costs, and ongoing property taxes that vary based on your residency status and property count. These fees can add 5% to 65% to your property purchase price, depending on whether you're a citizen, permanent resident, or foreigner.
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Property buyers in Singapore face multiple taxes and fees including Buyer's Stamp Duty (1-4%), Additional Buyer's Stamp Duty (5-60% for non-citizens or multiple properties), legal fees (S$2,500-5,000), and annual property tax (0-36% of Annual Value).
Foreigners pay the highest rates with 60% ABSD, while Singapore citizens buying their first property pay only standard BSD and no ABSD.
| Fee Type | Rate/Amount | Who Pays |
|---|---|---|
| Buyer's Stamp Duty (BSD) | 1-4% of purchase price | All buyers |
| Additional Buyer's Stamp Duty (ABSD) | 5-60% of purchase price | PRs, foreigners, multiple property owners |
| Legal/Conveyancing Fees | S$2,500-5,000 | All buyers |
| Valuation Fee | S$500-1,000 | All buyers with loans |
| Property Tax (Owner-occupied) | 0-16% of Annual Value | All property owners |
| Property Tax (Rental) | 12-36% of Annual Value | Rental property owners |
| Seller's Stamp Duty | 4-12% if sold within 3 years | Sellers (timing-dependent) |
What is the purchase price of your Singapore property in Singapore dollars?
The agreed purchase price in Singapore dollars forms the foundation for calculating all property-related taxes and fees.
This purchase price determines your Buyer's Stamp Duty, Additional Buyer's Stamp Duty, legal fees, and loan eligibility. As of September 2025, Singapore property prices vary significantly by location and property type.
For condominiums in prime districts like Orchard or Marina Bay, expect to pay S$2,000-4,000 per square foot. In suburban areas like Punggol or Sengkang, prices typically range from S$1,200-1,800 per square foot. Landed properties in prestigious areas can exceed S$3,000 per square foot.
The stamp duty calculation uses either your agreed purchase price or the property's market valuation, whichever is higher. This prevents buyers from declaring artificially low purchase prices to reduce stamp duty obligations.
For example, if you purchase a S$1.5 million condominium, this amount becomes the baseline for all fee calculations regardless of any side agreements or financing arrangements.
Are you buying as a Singapore citizen, permanent resident, or foreigner?
Your residency status significantly impacts the stamp duty rates and loan eligibility you'll face when buying Singapore property.
Singapore citizens enjoy the most favorable tax treatment, paying only standard Buyer's Stamp Duty on their first property with no Additional Buyer's Stamp Duty. Permanent residents face a 5% ABSD on their first property, while foreigners pay a hefty 60% ABSD regardless of property count.
| Buyer Category | First Property ABSD | Second Property ABSD |
|---|---|---|
| Singapore Citizen | 0% | 20% |
| Permanent Resident | 5% | 30% |
| Foreigner | 60% | 60% |
| Company Purchase | 65% | 65% |
| Trust Purchase | 65% | 65% |
How many residential properties will you own after this purchase?
The total number of residential properties you'll own determines whether Additional Buyer's Stamp Duty applies and at what rate.
Singapore's property cooling measures specifically target multiple property ownership to prevent speculation. If you're a Singapore citizen buying your second property, you'll pay 20% ABSD. For permanent residents, the second property attracts 30% ABSD.
The government counts all residential properties worldwide when determining your property count. This includes properties sold within the past three years if you're subject to Seller's Stamp Duty remission rules.
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For example, a Singapore citizen who already owns one HDB flat and purchases a private condominium will pay 20% ABSD on the condominium purchase price, potentially adding hundreds of thousands of dollars to the transaction cost.
Is this property for your primary residence or investment purposes?
Whether you intend to live in the property or rent it out affects your stamp duty obligations, loan eligibility, and ongoing tax responsibilities.
Properties designated as primary residences may qualify for certain stamp duty reliefs, particularly for first-time Singapore citizen buyers. Investment properties face higher ongoing property tax rates ranging from 12-36% of Annual Value compared to 0-16% for owner-occupied properties.
The Monetary Authority of Singapore also imposes stricter loan-to-value ratios for investment properties. While owner-occupiers can borrow up to 75% of property value, investment property buyers typically face lower limits around 55-60%.
Your declared intention affects property tax calculations immediately. If you later change the property's use from residence to rental, you must notify IRAS and expect higher property tax rates.
For instance, an owner-occupied S$1.5 million condominium with S$50,000 Annual Value would pay approximately S$1,600 in annual property tax, while the same property rented out would incur around S$6,000-8,000 annually.
What is your Buyer's Stamp Duty rate and amount?
Buyer's Stamp Duty applies to all property purchases in Singapore using a tiered rate structure based on purchase price.
| Purchase Price Range | BSD Rate | Example Calculation |
|---|---|---|
| First S$180,000 | 1% | S$1,800 |
| Next S$180,000 (S$180,001-S$360,000) | 2% | S$3,600 |
| Next S$640,000 (S$360,001-S$1,000,000) | 3% | S$19,200 |
| Above S$1,000,000 | 4% | S$20,000 (on additional S$500,000) |
| Total for S$1,500,000 property | - | S$44,600 |
BSD must be paid within 14 days of signing the sale and purchase agreement, and late payment incurs penalties of up to 25% of the stamp duty amount.
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Do you need to pay Additional Buyer's Stamp Duty and how much?
Additional Buyer's Stamp Duty applies based on your residency status and property ownership count, with rates significantly higher than standard BSD.
Singapore citizens avoid ABSD only on their first property purchase. Permanent residents pay 5% ABSD on their first property and 30% on subsequent purchases. Foreigners face a flat 60% ABSD rate regardless of property count.
ABSD is calculated on the full purchase price or market value, whichever is higher, unlike the tiered BSD structure. For a S$1.5 million property, a foreigner would pay S$900,000 in ABSD alone, nearly doubling the total purchase cost.
Certain exemptions exist, such as acquiring property through inheritance or specific spousal arrangements, but these require careful documentation and legal advice.
The ABSD must be paid within 14 days of signing the purchase agreement, and the government offers no installment payment options for this substantial cost.
What is the Seller's Stamp Duty if you sell within three years?
Seller's Stamp Duty acts as a cooling measure to discourage property speculation by taxing quick resales at punitive rates.
The SSD rates decrease over time: 12% if you sell within one year, 8% within two years, and 4% within three years. No SSD applies after holding the property for three years or more.
| Holding Period | SSD Rate | Example Cost (S$1.5M Property) |
|---|---|---|
| Within 1 year | 12% | S$180,000 |
| Within 2 years | 8% | S$120,000 |
| Within 3 years | 4% | S$60,000 |
| After 3 years | 0% | S$0 |
SSD is calculated on the selling price or market value at the time of sale, whichever is higher, making it impossible to avoid through artificially low selling prices.
How much will legal and conveyancing fees cost?
Legal and conveyancing fees typically range from S$2,500 to S$5,000 per transaction, depending on property type and transaction complexity.
Standard condominium purchases usually cost S$2,500-3,500 in legal fees, while landed property transactions often reach S$4,000-5,000 due to additional title searches and documentation requirements.
These fees cover contract review, title searches, liaison with government agencies, loan documentation, and completion procedures. Some law firms offer package deals that include disbursements like caveat lodgment and title registration fees.
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Additional costs may arise for complex transactions involving corporate buyers, trust arrangements, or properties with title complications, potentially adding S$1,000-2,000 to standard fees.
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What are the valuation and bank administrative fees?
Valuation fees typically cost S$500-1,000, while bank administrative and legal fees add another S$200-500 to your purchase costs.
Banks require independent property valuations to determine loan eligibility and amount. Higher-value properties or those in prime locations may incur valuation fees toward the upper end of this range.
Bank administrative fees cover loan processing, documentation, and legal review. Some banks include these costs in their loan packages, while others charge them separately at completion.
Fire insurance is mandatory for all properties with outstanding mortgages, typically costing S$100-300 annually depending on property value and coverage type.
For example, purchasing a S$1.2 million condominium would typically incur S$600 valuation fee, S$350 bank administrative fee, and S$200 annual fire insurance premium.
What loan amount and interest rate should you expect?
Loan eligibility depends on your income, existing debts, and residency status, with maximum loan-to-value ratios varying by buyer category.
Singapore citizens and permanent residents can typically borrow up to 75% of property value for owner-occupied properties and 55% for investment properties. Foreigners face stricter limits, often capped at 70% for any property purchase.
As of September 2025, floating mortgage rates range from 3.0% to 4.0% per annum, while fixed rates for initial periods typically start from 2.8% before reverting to floating rates.
Monthly repayment calculation follows the standard formula considering loan amount, interest rate, and tenure. For a S$1 million loan at 3.5% over 25 years, monthly repayments would be approximately S$5,000.
Banks also impose Total Debt Servicing Ratio limits, capping all debt obligations at 55% of gross monthly income, which may further restrict your borrowing capacity regardless of property value.
What is your annual property tax rate and amount?
Annual property tax rates vary significantly based on whether you occupy the property personally or rent it out to tenants.
Owner-occupied properties enjoy progressive tax rates: 0% on the first S$8,000 of Annual Value, 4% on the next S$22,000, and increasing rates from 6% to 16% on higher Annual Value amounts.
| Annual Value Range | Owner-Occupied Rate | Rental Property Rate |
|---|---|---|
| First S$8,000 | 0% | 12% |
| Next S$22,000 (S$8,001-S$30,000) | 4% | 12% |
| Next S$40,000 (S$30,001-S$70,000) | 6% | 20% |
| Above S$70,000 | 8-16% | 24-36% |
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What percentage of rental income goes to income tax?
Rental income is taxed as part of your personal income at marginal tax rates ranging from 0% to 22% based on your total annual income.
Most property investors fall within the 7% to 15% tax brackets, depending on their other income sources. Rental income above S$320,000 annually faces the highest 22% marginal rate.
You can deduct legitimate expenses including property tax, maintenance costs, agent fees, insurance premiums, and mortgage interest from your rental income before calculating tax liability.
For example, if you collect S$60,000 annual rent and incur S$15,000 in deductible expenses, your taxable rental income would be S$45,000, potentially taxed at 11.5% to 15% depending on your other income.
Non-residents face a flat 22% tax rate on Singapore rental income with limited deduction opportunities, making rental properties less attractive for foreign investors from a tax perspective.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Property taxes and fees in Singapore represent a significant portion of your total investment cost, particularly for non-citizens and multiple property owners.
Understanding these costs upfront allows you to budget accurately and make informed decisions about whether Singapore property investment aligns with your financial goals and residency status.
Sources
- Inland Revenue Authority of Singapore - Buyer's Stamp Duty
- IRAS - Additional Buyer's Stamp Duty
- IRAS - Seller's Stamp Duty
- IRAS - Property Tax Calculation
- Monetary Authority of Singapore - Property Loan Regulations
- Singapore Land Authority - Stamp Duty Services
- IRAS - Personal Income Tax Rates
- Law Society of Singapore - Conveyancing Costs