Authored by the expert who managed and guided the team behind the Singapore Property Pack
Everything you need to know before buying real estate is included in our Singapore Property Pack
Buying property in Singapore as a foreigner comes with significant upfront costs that you absolutely need to understand before making any commitment.
The biggest expense by far is the Additional Buyer's Stamp Duty, which currently sits at 60% of the purchase price for foreign buyers.
We constantly update this blog post to reflect the latest tax rates, fees, and regulations affecting foreign property buyers in Singapore.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Singapore.
Overall, how much extra should I budget on top of the purchase price in Singapore in 2026?
How much are total buyer closing costs in Singapore in 2026?
As of early 2026, total buyer closing costs in Singapore for a foreign individual typically range from 62% to 66% of the purchase price (roughly S$620,000 to S$660,000, or US$460,000 to US$490,000, or €420,000 to €450,000 on a S$1 million property), mainly because the 60% Additional Buyer's Stamp Duty dominates the calculation.
The minimum extra budget possible in Singapore when keeping expenses to the bare legal minimum is around 62% of the purchase price (about S$620,000 / US$460,000 / €420,000 per million), assuming you skip a buyer's agent, choose basic legal services, and have no unusual documentation needs.
The maximum extra budget buyers should realistically plan for in Singapore is approximately 66% to 68% of the purchase price (roughly S$660,000 to S$680,000 / US$490,000 to US$505,000 / €450,000 to €460,000 per million), which accounts for buyer-side agent fees, premium legal support, translation services, and tax advisory.
The main factors that determine whether your closing costs fall at the low or high end in Singapore include whether you hire your own buyer's agent (which can add 1% to 2%), the complexity of your transaction requiring more legal work, and whether you need additional services like certified translations or cross-border tax advice.
What's the usual total % of fees and taxes over the purchase price in Singapore?
The usual total percentage of fees and taxes over the purchase price in Singapore for a foreign buyer in 2026 is approximately 62% to 66%, with the non-negotiable core being 60% ABSD plus around 2.5% to 5.5% BSD depending on your property price.
The realistic low-to-high percentage range that covers most standard property transactions in Singapore is 62% at the low end (minimal professional fees, no buyer's agent) to 68% at the high end (full-service agent, premium legal support, and advisory services).
Of that total percentage, government taxes make up the overwhelming majority at roughly 62% to 65% (ABSD plus BSD), while professional service fees such as legal, valuation, and agent costs typically account for only 0.5% to 3% of the purchase price.
By the way, you will find much more detailed data in our property pack covering the real estate market in Singapore.
What costs are always mandatory when buying in Singapore in 2026?
As of early 2026, the mandatory costs when buying property in Singapore include Additional Buyer's Stamp Duty (60% for foreigners), Buyer's Stamp Duty (progressive 1% to 6%), conveyancing lawyer fees (required for legal completion), SLA land registration fees, and mortgage stamp duty if you take a loan (0.4% of loan amount, capped at S$500).
Optional but highly recommended costs for foreign buyers in Singapore include an independent property valuation (especially if you are unfamiliar with local micro-markets), certified translation or interpreter services for legal documents, and a tax advisor if you plan to rent out the property or have complex residency status.
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What taxes do I pay when buying a property in Singapore in 2026?
What is the property transfer tax rate in Singapore in 2026?
As of early 2026, the property transfer tax in Singapore consists of Buyer's Stamp Duty (BSD) at progressive rates from 1% to 6% depending on the property value, which means the effective BSD rate rises with price (roughly 2.5% at S$1 million, 3.5% at S$2 million, and 4.8% at S$5 million).
Yes, there is a significant extra transfer tax for foreigners buying property in Singapore: the Additional Buyer's Stamp Duty (ABSD) is 60% of the purchase price or market value (whichever is higher), which is the single largest cost you will face.
Buyers do not pay VAT (called GST in Singapore) on residential property purchases because the sale and lease of residential properties are exempt from GST, although you will still pay GST on professional services like legal fees and valuation.
Stamp duty in Singapore must be paid within 14 days of signing the purchase agreement (or 30 days if signed overseas), and it is calculated on the higher of the purchase price or market value, with no instalment options available.
Are there tax exemptions or reduced rates for first-time buyers in Singapore?
For foreigners, there is no first-time buyer discount or exemption on ABSD in Singapore: you pay the full 60% ABSD regardless of whether this is your first property purchase anywhere in the world.
If you buy property through a company or entity in Singapore instead of as an individual, the ABSD rate is actually higher at 65%, making corporate ownership more expensive than individual purchase from a pure tax perspective.
There is no meaningful tax difference between buying a new-build property versus a resale property in Singapore because BSD and ABSD are calculated the same way (on the higher of purchase price or market value) for both transaction types.
Since first-time buyer exemptions do not apply to foreigners in Singapore, there is no documentation or condition that would qualify you for reduced stamp duty rates as a foreign individual buyer.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Singapore versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Singapore in 2026?
How much does a notary or conveyancing lawyer cost in Singapore in 2026?
As of early 2026, conveyancing lawyer fees in Singapore typically range from S$2,400 to S$4,500 or more (roughly US$1,800 to US$3,350 / €1,650 to €3,100) depending on the property value and transaction complexity, with higher-value properties pushing fees toward S$4,000 and above.
Conveyancing lawyer fees in Singapore are usually charged as a tiered flat rate based on the property price band rather than a strict percentage, although some firms may quote differently for complex transactions.
Translation or interpreter services for foreign buyers in Singapore typically cost a few hundred Singapore dollars for simple documents and can reach S$500 to S$1,500 (US$370 to US$1,110 / €340 to €1,020) for larger certified translation packages.
If you plan to rent out the property or have complex tax residency status, hiring a tax advisor in Singapore is highly recommended and typically costs S$300 to S$1,500 (US$220 to US$1,110 / €200 to €1,020) for straightforward advisory, with more complex cross-border structuring costing significantly more.
We have a whole part dedicated to these topics in our our real estate pack about Singapore.
What's the typical real estate agent fee in Singapore in 2026?
As of early 2026, real estate agent fees in Singapore are not fixed by law and are fully negotiable, with buyer-side agent commissions (if you choose to hire one) typically ranging from 1% to 2% of the purchase price when agreed upon in writing.
In Singapore, the seller usually pays the listing agent's commission out of the sale proceeds, but if you appoint your own buyer's agent, you may need to pay a separate buyer-side fee depending on your agreement.
The realistic low-to-high range for agent fees in Singapore is 0% (if you do not engage a buyer's agent) to around 2% of the purchase price (if you negotiate a full-service buyer representation agreement), so always clarify this in writing before you engage an agent.
How much do legal checks cost (title, liens, permits) in Singapore?
Legal checks including title search, liens verification, and requisitions in Singapore are typically bundled into conveyancing lawyer fees (S$2,400 to S$4,500+ / US$1,800 to US$3,350+ / €1,650 to €3,100+), with separate SLA filing fees usually amounting to tens of dollars per lodgement.
Property valuation fees in Singapore typically cost a few hundred dollars to around S$1,000 (US$740 / €680) depending on the property type and valuer, though some banks arrange valuations as part of the mortgage process at no extra charge to the buyer.
The most critical legal check that should never be skipped in Singapore is the title search and verification of the seller's authority to sell, which your conveyancing lawyer handles as a core part of the transaction.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Singapore.
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What hidden or surprise costs should I watch for in Singapore right now?
What are the most common unexpected fees buyers discover in Singapore?
The most common unexpected fees foreign buyers discover in Singapore include underestimating the massive upfront ABSD cashflow requirement (60% due within 14 days, no deferrals), mortgage stamp duty (up to S$500), condo maintenance and sinking fund contributions, and higher legal fees for complex or high-value transactions.
In Singapore, property tax is levied on the owner and your conveyancing lawyer typically handles completion adjustments, but you should always verify that any apportionments for property tax and maintenance fees are correctly settled in the completion statement.
Scams involving fake listings or fake fees are rare in Singapore's regulated market, but the safest approach is to always verify the seller's authority, use a reputable agent registered with the Council for Estate Agencies, and engage a proper conveyancing lawyer.
Fees that are usually not disclosed upfront in Singapore include buyer-side agent commissions (if you assumed it would be free), translation or interpreter costs (discovered late when documents need certification), and higher legal fees for unusual title structures or high-value properties.
In our property pack covering the property buying process in Singapore, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Singapore?
If the property has a tenant in Singapore, you may face extra practical costs (typically a few hundred to a few thousand Singapore dollars / US$150 to US$2,200 / €140 to €2,000) for additional legal work to verify tenancy terms, handle security deposit transfers, and coordinate completion timing.
When you purchase a tenanted property in Singapore, you inherit the existing tenancy agreement and must honour its terms, including the remaining lease duration, rental amount, and security deposit obligations to the tenant.
Terminating an existing lease immediately after purchase in Singapore is generally not possible unless the tenancy agreement contains a specific break clause or the tenant agrees to early termination, so you should factor this into your purchase decision.
A sitting tenant in Singapore can either increase or decrease the property's appeal depending on your goals: investors may value guaranteed rental income, while owner-occupiers typically prefer vacant possession and may negotiate a lower price for tenanted units.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Singapore.
We have made this infographic to give you a quick and clear snapshot of the property market in Singapore. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Singapore?
Which closing costs are negotiable in Singapore right now?
The closing costs that are negotiable in Singapore include buyer-side agent commission (depends entirely on your written agreement), conveyancing lawyer fees (you can compare quotes from different firms), and optional services like independent valuation or tax advisory.
The closing costs that are fixed by law and cannot be negotiated in Singapore include ABSD (60% for foreigners), BSD (progressive rates set by IRAS), mortgage stamp duty (0.4% capped at S$500), and SLA registration fees.
On negotiable fees in Singapore, buyers can typically achieve savings of 10% to 30% on legal fees by comparing quotes, and can potentially avoid buyer-side agent commissions entirely by not engaging a dedicated buyer's agent or by negotiating the terms clearly upfront.
Can I ask the seller to cover some closing costs in Singapore?
The likelihood that a seller will agree to cover some of your closing costs in Singapore is low because sellers typically focus on the net sale price rather than paying your taxes or fees, especially since ABSD and BSD are tied to your buyer profile and paid directly to IRAS.
The specific closing costs sellers are most commonly willing to consider in Singapore are usually negotiated indirectly through a lower purchase price or by including fixtures and furnishings, rather than directly paying your stamp duties or legal fees.
Sellers in Singapore are more likely to accept covering some costs or negotiating on price during slower market conditions, when the property has been listed for a long time, or when the seller is motivated by urgent personal circumstances.
Is price bargaining common in Singapore in 2026?
As of early 2026, price bargaining is common in Singapore especially for resale properties, though the size of discount depends heavily on micro-location, unit attributes, time on market, and current market conditions.
Buyers in Singapore typically negotiate around 2% to 4% below the asking price (roughly S$20,000 to S$40,000 / US$15,000 to US$30,000 / €13,500 to €27,000 per million) on reasonably priced resale listings, with wider outcomes possible for overpriced or stale listings and minimal discounts on hot units in prime locations.
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What monthly, quarterly or annual costs will I pay as an owner in Singapore?
What's the realistic monthly owner budget in Singapore right now?
The realistic monthly owner budget in Singapore (excluding mortgage payments) is approximately S$500 to S$1,500 (US$370 to US$1,110 / €340 to €1,020) for condos and S$300 to S$1,500+ (US$220 to US$1,110+ / €200 to €1,020+) for landed homes, depending on property type, size, and location.
The main recurring expense categories that make up this monthly budget in Singapore include property tax (calculated annually but budgetable monthly), condo maintenance and sinking fund fees (if applicable), home insurance, utilities, and minor repairs.
The realistic low-to-high range for monthly owner costs in Singapore is S$300 at the low end (smaller mass-market condo or modest landed home with minimal maintenance) to S$1,500+ at the high end (larger luxury condo in prime district with higher property tax and maintenance fees).
The monthly cost that tends to vary the most in Singapore is condo maintenance fees, which differ significantly based on the development's facilities, age, and management, ranging from a few hundred dollars for basic condos to over S$1,000 for luxury projects with extensive amenities.
You can see how this budget affect your gross and rental yields in Singapore here.
What is the annual property tax amount in Singapore in 2026?
As of early 2026, annual property tax in Singapore is calculated on the property's Annual Value (AV) using progressive rates that start at 0% on the first S$12,000 of AV for owner-occupied homes, with higher rates applying to higher AV bands and to non-owner-occupied properties.
The realistic low-to-high range for annual property tax in Singapore depends heavily on the Annual Value: a modest owner-occupied property might pay S$500 to S$2,000 (US$370 to US$1,480 / €340 to €1,360) per year, while higher-value or rented-out properties can pay significantly more due to steeper progressive rates.
Property tax in Singapore is calculated by multiplying the Annual Value (an estimate of annual market rent determined by IRAS) by the applicable progressive rate, which means your tax rises as the AV increases and is higher if you do not live in the property yourself.
Owner-occupiers in Singapore benefit from lower progressive tax rates compared to non-owner-occupiers (landlords), so if you plan to rent out your property, you should budget for the higher non-owner-occupier rate schedule.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Singapore. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Singapore in 2026?
What tax rate applies to rental income in Singapore in 2026?
As of early 2026, rental income in Singapore is taxed as part of your individual income tax at progressive rates (ranging from 0% to 24% for residents, or a flat 22% to 24% for non-residents), based on your net rental income after allowable deductions.
Landlords in Singapore can deduct allowable expenses from rental income taxes, including property tax, mortgage interest, fire insurance, maintenance and repairs, and agent commissions, or they can opt for a simplified method of claiming 15% of gross rent as deemed expenses plus mortgage interest.
The realistic effective tax rate for typical landlords in Singapore after deductions ranges from around 5% to 15% of gross rental income for residents (depending on total income level) and is higher for non-residents who face a flat withholding rate on the net amount.
Foreign property owners who are tax non-residents in Singapore pay a different rental income tax rate than residents: non-residents face a flat rate (currently 22% to 24%) on net rental income, while residents benefit from lower progressive rates starting at 0%.
Do I pay tax on short-term rentals in Singapore in 2026?
As of early 2026, short-term rental income in Singapore is still taxable under the same rental income rules (taxed as individual income on a net basis after expenses), but the bigger issue for property owners is whether short-term rentals are even legally permitted under Singapore's strict minimum stay regulations.
Short-term rental income is not taxed differently than long-term rental income in Singapore from a pure tax perspective, but private residential properties are subject to a minimum stay requirement (generally 3 consecutive months for private homes) enforced by URA, and HDB flats require a minimum 6-month rental period.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Singapore.
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If I sell later, what taxes and fees will I pay in Singapore in 2026?
What's the total cost of selling as a % of price in Singapore in 2026?
As of early 2026, the total cost of selling a residential property in Singapore typically ranges from 1.5% to 3.5% of the sale price if you sell after the Seller's Stamp Duty holding period, but can jump dramatically to 5.5% to 19.5%+ if SSD applies.
The realistic low-to-high percentage range for total selling costs in Singapore is around 1.5% at the low end (minimal agent commission, basic legal fees, no SSD) to 19.5%+ at the high end (full agent commission, legal fees, plus maximum 16% SSD if you sell within one year of purchase).
The specific cost categories that typically make up total selling expenses in Singapore include agent commission (often the largest non-tax cost), seller's legal fees, and Seller's Stamp Duty (if you sell within the holding period of 4 years for properties bought on or after 4 July 2025).
The single largest contributor to selling expenses in Singapore is Seller's Stamp Duty if it applies (up to 16% of sale price for very early sales), but if SSD does not apply, then agent commission (typically 1% to 2%) is usually the biggest selling cost.
What capital gains tax applies when selling in Singapore in 2026?
As of early 2026, Singapore does not have a broad capital gains tax on property sales, so most sellers do not pay tax on the profit from selling their home, but Seller's Stamp Duty (SSD) effectively acts as an early sale penalty if you sell within 4 years of purchase.
The main exemption in Singapore is that there is no capital gains tax at all for typical residential property sales, though if you sell within the SSD holding period (4 years for properties bought on or after 4 July 2025), you pay SSD at rates from 4% to 16% depending on how soon you sell.
Foreigners do not pay extra capital gains tax when selling property in Singapore because there is no capital gains tax regime, and SSD applies equally to all sellers based on holding period and acquisition date, not nationality.
Since Singapore has no capital gains tax, there is no formal capital gain calculation for tax purposes, but for your own financial planning, you would typically compare sale price minus purchase price (and optionally adjust for renovation costs and transaction fees) to estimate your profit or loss.
We made this infographic to show you how property prices in Singapore compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Singapore, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| IRAS - Buyer's Stamp Duty (BSD) | IRAS is the official tax authority that sets stamp duty rules. | We used it to pull the exact BSD rate tiers that apply in 2026. We then converted those tiers into effective percentages at common price points. |
| IRAS - Additional Buyer's Stamp Duty (ABSD) | This is the government's primary source for ABSD rates and rules. | We used it to confirm the 60% ABSD rate for foreigners in early 2026. We also used it to compare individual versus company purchases. |
| IRAS - Seller's Stamp Duty (SSD) | This is the official rulebook for when SSD applies and at what rates. | We used it to capture the post-4 July 2025 SSD regime that applies in 2026. We then translated it into practical selling cost scenarios. |
| IRAS - Property Tax Rates | IRAS sets property tax bands and publishes the live rate tables. | We used it to quote the owner-occupier and non-owner-occupier rate schedules in force in 2026. We then turned those bands into annual budget ranges for owners. |
| IRAS - Rental Income Taxation | IRAS is the authority on how rental income is taxed in Singapore. | We used it to explain that rental income is taxed on a net basis after allowable expenses. We then built a checklist of deductible versus non-deductible items. |
| DBS Bank - Legal Fees Estimate | DBS is a major Singapore bank publishing practical fee ranges. | We used it to give confident conveyancing fee ranges by property value band. We then used it to set realistic closing budgets beyond just stamp duties. |
| Singapore Land Authority - Registration Fees | SLA is the authority that charges and lists official land registration fees. | We used it to include the small-but-mandatory registration and filing fees. We then budgeted these as a real line item in closing costs. |
| Council for Estate Agencies - Agent Fees | CEA is the regulator of property agents in Singapore. | We used it to confirm that agent fees are negotiable and must be agreed in writing. We then structured the negotiation section around what buyers can actually control. |
| URA - Short-Term Accommodation Rules | URA is the regulator for planning rules affecting private residential property. | We used it to explain why Airbnb-style renting can be restricted in Singapore. We then translated that into a compliance risk rather than just a tax line item. |
| Gov.sg - Property Tax Explainer | Gov.sg is an official government channel that explains policies simply. | We used it to cross-check the policy intent and rate band changes for owner-occupied homes. We then used it to simplify the logic for readers. |
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