Quick answer
Singapore property tax is an annual tax on property ownership. For most residential properties, the bill depends on the property’s Annual Value and whether owner-occupier or non-owner-occupier residential rates apply.
Annual Value is not the purchase price. IRAS generally assesses it using the estimated gross annual rent of comparable properties, excluding furniture, furnishings and maintenance fees. Owners should check the current Annual Value and applied rate shown in their IRAS records rather than relying on a past bill or a general estimate.
Key takeaways
- Annual Value reflects estimated annual market rent, not the property’s sale price or the owner’s mortgage.
- Owner-occupier residential rates apply when the qualifying owner lives in the home and are available for only one owner-occupied residential property.
- A rented, vacant or additional residential property is generally taxed at non-owner-occupier residential rates.
- The owner-occupier rate bands effective from 1 January 2025 begin at 0% on the first S$12,000 of Annual Value.
- The 2026 one-off rebate applies to owner-occupied homes: 15% for HDB flats and 10%, capped at S$500, for private residential properties.
- Property tax is separate from rental-income tax and stamp duties.
What Annual Value means
IRAS defines the Annual Value of a building as its estimated gross annual rent if it were rented out. Furniture, furnishings and maintenance fees are excluded. The assessment uses estimated market rentals of similar or comparable properties rather than the actual rent received for a particular home.
Comparable rents, property size, location, condition and other physical attributes may affect the assessment. IRAS reviews Annual Values yearly and may revise an Annual Value when current market-rent evidence no longer supports the existing figure or when a physical change materially affects rental value.
An owner can check the current year and recent Annual Values through IRAS’s View Property Summary service. If IRAS adjusts the Annual Value, it issues a Valuation Notice stating the adjustment and effective date.
Current residential property-tax rates
Property tax is calculated progressively. Different portions of the Annual Value are taxed at different rates rather than applying the highest rate to the entire Annual Value.
Owner-occupier rates effective from 1 January 2025
| Portion of Annual Value | Rate |
|---|---|
| First S$12,000 | 0% |
| Next S$28,000 | 4% |
| Next S$10,000 | 6% |
| Next S$25,000 | 10% |
| Next S$10,000 | 14% |
| Next S$15,000 | 20% |
| Next S$40,000 | 26% |
| Above S$140,000 | 32% |
IRAS states that owner-occupier rates are granted to only one residential property owned and occupied by the owner. Other residential properties are generally taxed at non-owner-occupier rates even when used as a second home.
Non-owner-occupier rates effective from 1 January 2024
| Portion of Annual Value | Rate |
|---|---|
| First S$30,000 | 12% |
| Next S$15,000 | 20% |
| Next S$15,000 | 28% |
| Above S$60,000 | 36% |
These rates generally apply to residential property that the owner does not occupy, including rented and vacant homes. Selected property types on IRAS’s exclusion list have different treatment, so owners should confirm the classification shown in their records.
The 2026 owner-occupied property-tax rebate
For the period from 1 January to 31 December 2026, the Government provides a one-off property-tax rebate for owner-occupied residential property:
- 15% for owner-occupied HDB flats; and
- 10%, capped at S$500, for owner-occupied private residential properties.
IRAS states that the rebate is automatically offset against property tax payable for eligible properties. This is a temporary 2026 measure and should not be assumed to continue in a later year.
Who is affected
The guide is relevant to HDB and private residential property owners, landlords, owners of vacant residential property, buyers and sellers completing a transfer, and households occupying one home while holding another residential property.
Non-residential property follows different treatment. Commercial and industrial properties are generally taxed at 10% of Annual Value, and owner-occupier residential rates do not apply merely because a business owner occupies the premises.
Who is not directly assessed
A tenant who does not own the property is not normally the person assessed for property tax merely because the tenant occupies it. A tenancy agreement may allocate other payments between the parties, so landlords and tenants should still review their contract.
Property tax should not be confused with Buyer’s Stamp Duty, Additional Buyer’s Stamp Duty, Seller’s Stamp Duty, income tax on rental income or Goods and Services Tax. These are separate regimes with different triggers and applicable requirements.
What remains unchanged
- Property tax applies whether a residential property is owner-occupied, rented out or vacant.
- A vacant residential property is generally taxed at non-owner-occupier residential rates.
- Owner-occupier treatment is available for only one qualifying owner-occupied residential property.
- Property tax is payable yearly in advance.
- Owners should check individual bills, Annual Values, occupation status and applicable concessions directly with IRAS.
Planning considerations
Check Annual Value rather than estimating from the purchase price
Purchase price and Annual Value serve different purposes. Owners can review their current Annual Value through IRAS. For a wider discussion of sale-price evidence, see the property valuation guide.
Confirm which residential rate applies
An owner living in the qualifying home may receive owner-occupier rates. A rented, vacant or additional residential property may be taxed at non-owner-occupier rates. Check the rate indicator on the latest property-tax bill or View Property Summary rather than assuming that earlier treatment still applies.
Include property tax in holding-cost calculations
Buyers and landlords should consider property tax together with mortgage payments, maintenance, insurance, repairs and possible vacancy. A rental projection should not assume that owner-occupier rates continue after the home is rented out. The landlord preparation guide covers other practical checks before marketing a property.
Review apportionment during a sale
IRAS states that a buyer may need to reimburse the seller for part of the year’s property tax already paid. This apportionment is a private arrangement between buyer and seller and is normally adjusted by their conveyancing lawyers. IRAS does not apportion the amount between the parties.
Sellers should include this alongside outstanding financing, CPF refund and completion adjustments when estimating the transaction timeline. See the guide to CPF refund when selling property for the separate CPF component.
Review the wider affordability picture
Property tax is only one ownership cost. A purchase decision should also account for financing, applicable duties, maintenance, insurance and an appropriate cash buffer. The property affordability guide explains the broader preparation checks.
FAQ
Sources
This article is for general educational discussion and does not determine an individual owner’s property-tax treatment. Owners should check their current IRAS records and obtain legal or tax advice where required.