ABSD on a Second Residential Property in Singapore: Current Rates and Who Pays

Key takeaways

• A Singapore Citizen pays 20% ABSD on a second residential property and 30% on a third or subsequent one, for purchases on or after 27 April 2023.
• A Singapore Permanent Resident pays 30% on a second residential property and 35% on a third or subsequent one.
• ABSD is computed on the higher of the purchase price or market value, and it is paid in addition to BSD.
• A partial share in a property counts as a full property in your ABSD count, and residential properties outside Singapore are excluded.
• BSD and ABSD are due within 14 days of the signed contract or agreement. IRAS states that stamp duty cannot be deferred or paid by instalments.
• ABSD refunds for a second property are limited to qualifying married couples that include a Singapore Citizen and qualifying single Singapore Citizen seniors aged 55 and above, with a strict sale timeline.

Background

ABSD is a stamp duty that liable buyers pay on top of the existing Buyer’s Stamp Duty. IRAS states that both ABSD and BSD are computed on the purchase price stated in the dutiable document or the market value of the property, whichever is higher. The Buyer’s Stamp Duty guide explains how BSD itself is calculated.

According to IRAS, whether ABSD applies and at what rate depends on the buyer’s profile on the date of purchase: whether the buyer is an individual or an entity, the buyer’s residency status, the count of residential properties owned (including those beneficially owned and held in trust) and whether the property is to be held in a living trust. All buyers are required to complete the ABSD Declaration Form, witnessed by their lawyers where applicable, and retain it for at least five years.

This article focuses on individual Singapore Citizen and Permanent Resident buyers who already own one residential property and are considering another. It does not cover entity, trust or developer purchases in detail.

Latest guidance

The IRAS ABSD page used for this article was last updated on 27 August 2026. The IRAS pages on the remission of ABSD for a married couple and the ABSD concession for single Singapore Citizen seniors were last updated on 13 August 2026 and 7 August 2026 respectively. All three pages were checked on 8 November 2026.

The ABSD rates in this article apply to purchases on or after 27 April 2023. This article does not report a new rate change. Stamp duty rules can change, so confirm the position that applies on your own date of purchase.

Who is affected

This guide is for Singapore Citizens and Permanent Residents who already hold an interest in a Singapore residential property, whether an HDB flat, an executive condominium or a private home, and who plan to buy another one without first selling.

It is also relevant to anyone buying jointly with a family member or spouse who already owns property, because the property counts and profiles of all buyers matter. The second property planning page sets out the wider checks that sit alongside stamp duty.

Who is not affected

A Singapore Citizen buying a first residential property in Singapore does not pay ABSD, although BSD is still payable. IRAS also states that residential properties located outside Singapore and properties gazetted for compulsory acquisition are excluded from the property count.

IRAS states that ABSD is not payable on an inheritance made in accordance with a Will, Intestacy Law or Muslim Inheritance Law. Some HDB flat purchases receive an upfront remission because HDB’s rules require buyers to dispose of their existing property within HDB’s timeframe; check the specific case with IRAS or HDB.

This article does not give tax or legal advice for a specific purchase.

What remains unchanged

• BSD is still payable on every purchase, whether or not ABSD applies.
• The ABSD rate is fixed by your profile on the date of purchase. IRAS states that a later change in residency status does not change it.
• Stamp duty must be paid in full before a document is considered duly stamped.
• Loan limits and the debt servicing test are separate checks by your bank.
• No property price, rental outcome or resale result is guaranteed.

Planning considerations

1. Count your properties the way IRAS does

IRAS counts any interest in a residential property as one property. For example, a person who owns a home jointly with a spouse and holds a 20% share of another property with a sibling is treated as owning two properties. A property counts from the date you accept the agreement to buy it, which includes an uncompleted unit once the Sale and Purchase Agreement is signed. Properties received by gift or inheritance are also included in the count.

A property you are selling drops out of your count only once there is a contract to sell it and your buyer has exercised the option. IRAS gives the example of a Singapore Citizen who contracts to sell an only apartment before accepting the option on the next home: no ABSD is payable on that next purchase.

2. Check every co-buyer’s profile

When two or more buyers of different profiles buy together, IRAS applies the highest applicable ABSD rate to the entire value of the property. A first-time buyer who purchases with a parent or spouse who already owns property may therefore pay the second-property rate on the whole price.

3. Budget ABSD as an upfront cash item

BSD and ABSD must be paid within 14 days after the date of the signed contract or agreement, or within 30 days after receipt in Singapore if it was signed overseas. IRAS states that stamp duty cannot be deferred or paid by instalments, and that a penalty of up to four times the unpaid duty can be imposed. As a simple illustration, 20% ABSD on a S$1.5 million purchase is S$300,000, before BSD. Whether CPF savings can be used depends on CPF Board’s housing scheme terms, so check with CPF Board and your lawyer before relying on it.

4. Understand the limited refund cases

A married couple may claim an ABSD refund on a jointly bought second property if the couple includes a Singapore Citizen, the property is in both names only, neither spouse owned more than one residential property at the date of purchase, and the first property is sold within six months. That six months runs from the date of purchase for a completed property, or from the TOP or CSC date, whichever is earlier, for an uncompleted one. The couple must remain married, make no change of ownership in the second property and buy no other residential property in the meantime. The refund application must be made within six months after the date of sale; IRAS states that an automatic refund can apply for stamping forms submitted on or after 2 July 2023 when the intention to sell is declared.

For purchases on or after 16 February 2024, single Singapore Citizen seniors aged 55 and above may claim a refund under a separate concession, subject to conditions that include selling the first property within the same six-month window and buying a second property of lower value than the one sold. IRAS states that the six-month timeline will not be extended, including for market conditions or personal circumstances.

5. Decide whether to sell first or buy first

For couples who are unsure how long a sale will take, IRAS suggests starting to market the first property early at a realistic price, or selling it before buying the replacement. Selling first can mean temporary accommodation; buying first means paying ABSD upfront and depending on a sale within the refund window. The private-property selling page covers what goes into a sale timeline.

6. Keep the transaction straightforward

IRAS states that it takes a stern view of arrangements made to reduce or avoid stamp duty. Under its anti-avoidance provision, the Commissioner of Stamp Duties can disregard such an arrangement, recover the duty and impose a 50% surcharge. Backdating an option to obtain a lower ABSD rate is an offence. If your ownership structure is complicated, get advice from your conveyancing lawyer before signing anything.

7. Put the numbers together before you shortlist

ABSD sits alongside the loan, cash down payment, holding costs and exit plan. The guide to keeping your first home while buying another covers those wider checks. The second property planning page explains how Melvin helps owners compare sequencing options; stamp duty and legal positions remain with IRAS and your lawyer.

FAQ

This article provides general educational information. Stamp duty, CPF, loan and conveyancing matters depend on the actual transaction and should be confirmed with IRAS, CPF Board, your bank or a professional adviser before a binding commitment is made.