September 21, 2023

Improve Our Home

Extra Purchaser’s Stamp Obligation (ABSD) in Singapore, defined (2023)-

8 min read

Occasionally, picks a bit of property jargon to clarify it. As we speak we take a look at the infamous ABSD, which is a stamp obligation (tax) on your home.

Extra Purchaser’s Stamp Obligation (ABSD)

Taxes chasing a man with a money bag
For Singapore Residents, ABSD applies on the second property and past.

Essentially the most infamous of the cooling measures, the Extra Purchaser’s Stamp Obligation (ABSD) is a stamp obligation paid in your residential property. The associated fee is a share of your property value or valuation, whichever is greater.

For instance, say you’re shopping for a residential property valued at S$2 million. The vendor’s value, nonetheless, is S$2.1 million. If that is your second residential property, as a Singaporean, you’re subjected to an ABSD charge of 20%. This implies you would want to pay a stamp obligation of 20% of S$2.1 million (that’s S$420,000).

The quantity payable varies, based mostly on:

  • Your citizenship or residency standing
  • The variety of residential properties you personal
  • Whether or not you’re a person, an entity or developer

ABSD charge from 16 Dec 2021 to 26 Apr 2023 

ABSD charge from 27 Apr 2023

Elevated by 

Singapore residents 

First residential property 




Second residential property





Third and subsequent residential property




Everlasting Residents (PR)

First residential property




Second residential property





Third and subsequent residential property





Any residential property





Any residential property





Any residential property




Housing builders

Any residential property

35% (remittable) + 5% (non-remittable) 

35% (remittable) + 5% (non-remittable)

^Excluding Nationals and Everlasting Residents of Iceland, Liechtenstein, Norway and Switzerland, and Nationals of the US of America, who shall be topic to the identical ABSD charge as Singaporeans.

*The ABSD charge for trustees was from 9 Could 2022 to 26 April 2023. 

What should you’re buying the property with one other individual?

Should you’re collectively shopping for the home with one other individual with a unique profile (eg. totally different residency standing and/or variety of homes owned), you’ll be subjected to a better ABSD charge.

SC-PR purchaser with no residential properties 

Let’s say you’re shopping for a S$2 million rental along with your accomplice, who’s a PR. That is the primary property for each of you as an single couple. Nonetheless, given your accomplice’s PR standing, each of you may be subjected to a 5% ABSD charge. Which means that the ABSD to be paid shall be S$100,000.

SC-SC purchaser, with one purchaser proudly owning a home

Likewise, if each you and your accomplice are Singaporeans, and your SO has one other property to their title, you’ll be subjected to the upper charge. On this case, each of you may be subjected to an ABSD charge of 20%. So the ABSD to be paid shall be S$400,000.

Right here’s an infographic summarising how you can calculate the ABSD. 

ABSD change from 27 april 2023 onwards

Alternatively, use’s stamp obligation calculator to calculate how a lot ABSD to pay!

However should you’re married already, you could be eligible for the ABSD remission.

What’s ABSD remission, and the way do you get it?

You’ll be able to apply for ABSD remission if

  1. You’re a married couple in Singapore,  
  2. At the very least one partner is a Singapore Citizen
  3. Collectively buy the property 
Man cutting a tax form
Wish to get your a refund? Promote your outdated home inside six months of shopping for one other.

If you are going to buy a second home, you’ll first need to pay the ABSD as regular (that is inside 14 days of the date of buy). Nonetheless, you may apply for a remission should you sell your first home inside six months of shopping for the second.

For instance, say you simply acquired married, and upgrading out of your shoebox unit to an even bigger rental unit. For comfort, you buy the rental unit earlier than you promote your shoebox residence.

Resale condos on the market


You would need to pay the ABSD inside 14 days of signing the Choice to Buy (or Sale and Buy Settlement if no OTP is issued) to purchase the rental unit. You’ll be able to then apply to get the cash again should you promote your shoebox inside six months of getting your rental.

Observe that you have to stay married on the time you apply for the remission, and you have to not have purchased extra properties earlier than making use of.

Maintain on, what if the second property continues to be being constructed?

If the second property is beneath improvement (eg. a brand new launch rental), you have to promote your first home inside six months of the second property getting its Short-term Occupation Allow (TOP) or Certificates of Statutory Completion (CSC), whichever is earlier.

New launch condos on the market


Why do we’ve got ABSD?

ABSD serves varied functions.

Firstly, it applies downward stress on property costs. When the federal government feels that non-public property costs are getting out of hand, they improve the ABSD to sluggish the worth improve. This prevents the formation of property value bubbles, which may wreak havoc on the native financial system.

Given the worth improve within the final couple of years, the federal government raised the ABSD charge in December 2021. 

Whereas this had a moderating impact on the property market, costs are nonetheless on the rise, prompting the federal government to extend the ABSD charges once more in April 2023.

A second function is to create an possession bias, making certain most of Singapore belongs to, properly, Singaporeans. That’s why the stamp obligation is steeper for firms and most foreigners.

(Beneath the Free Commerce Agreements with the respective international locations, Nationals and Everlasting Residents of Iceland, Liechtenstein, Norway and Switzerland, and Nationals of the US of America, shall be topic to the identical ABSD charges as Singaporeans. This implies they gained’t need to pay 60% for his or her first residence buy right here.) 

A 3rd cause arose through the en-bloc fever of 2017. On the time, overseas builders prompted an enormous surge in en bloc gross sales. This artificially injected enormous quantities of money into the property market, and will later have translated to extreme provide and inflated residence costs (the extra builders pay for land, the extra their properties price).

In response, the ABSD has grow to be particularly excessive on property builders, to place the brakes on land purchases and en bloc gross sales. As an example, builders are actually subjected to an ABSD charge of 40%. Whereas the 5% is non-remittable, the 35% is remittable if they will end building and promote all of the models inside 5 years.

It’s additionally why we see some builders giving reductions for condos which are nearing their ABSD deadlines.

Does ABSD matter to the typical Singaporean, who doesn’t personal a couple of home?

Sell house marked on calendar
For homes beneath improvement, promote inside six months of the TOP or CSC to get your remission.

ABSD is not directly holding your private home inexpensive. It’s much less nice in that should you’re transferring to a brand new home, it may possibly trigger money move points.

(This isn’t a problem should you’re transferring from an HDB flat to a different HDB flat, or a brand new EC, because you gained’t need to pay the ABSD. )

For instance, say you’ve lived in a shoebox unit all of your life, however now you’ve gotten married. You want an even bigger rental unit. Nicely, should you purchase a rental unit earlier than promoting your outdated shoebox, you’ll need to pay the 20% ABSD inside 14 days of constructing the acquisition.

You’ll be able to apply to get the cash again, however this could solely be completed should you promote your outdated shoebox inside six months of shopping for your new, larger rental. Any disruption to the method — reminiscent of consumers pulling out on the final minute — can inadvertently trigger you to forfeit the ABSD remission.

There’s additionally the annoying truth that you simply want adequate money to pay for the ABSD first while you’re already forking out enormous sums for a brand new home (though ABSD could be paid by way of your CPF).

For these causes, you could need to promote your outdated home earlier than shopping for a brand new one, nonetheless inconvenient it could appear.

Are you able to keep away from the ABSD?

Technically, no, you may’t. However there are just a few methods to get across the ABSD legally. These embrace decoupling and shopping for a property in a belief. However, there are just a few pitfalls to those methods.

As an example, with decoupling, you could find yourself paying greater than the ABSD itself. It is because it’s important to incur authorized charges for the decoupling itself. Your accomplice may even need to pay the BSD to purchase your share. So you should definitely do the mathematics first earlier than leaping into decoupling.

As for purchasing a property beneath a belief, this entails placing it beneath your youngster’s title (since your youngster doesn’t have a property to their title but). One draw back to that is that you simply’ll need to pay the property in money. And when your youngster decides to purchase a property on their very own in future, they’ll need to pay the ABSD.

Nonetheless, since 9 Could 2022, these shopping for beneath a belief shall be topic to ABSD, with the speed initially carried out at 35%, earlier than growing to 65% on this newest spherical of cooling measures. They’ll nonetheless apply for a remission, however they’ll need to first pay the ABSD and meet the next situations:

  • All useful house owners of the residential property should be identifiable people (i.e. you can not switch it to an unborn youngster)
  • The beneficiary proprietor should personal the property now and never in future; and
  • The belief deed can’t be modified or revoked, or include any situations eg. the kid will solely personal the home once they get married, so it should be a real present to the beneficiary

Alternatively, you gained’t be subjected to the ABSD should you’re shopping for a brand new EC (since it’s important to eliminate the prevailing property) or a business property.

[Additional reporting by Virginia Tanggono]

Should you discovered this text useful, recommends Full record of recent launch condos (with unsold models) approaching their developer ABSD deadlines in 2023/2024 and Twin-key rental: Analysing the professionals and cons. 

Continuously requested questions

What’s ABSD? 

Extra Purchaser’s Stamp Obligation (ABSD) is a stamp obligation to be paid on prime of the Purchaser’s Stamp Obligation (BSD). Whether or not or not you should pay for it depends upon elements reminiscent of your residency standing and the variety of residential properties you personal.

What’s the present ABSD charge? 

As of 27 April 2023, the present ABSD charge for Singaporeans is 20% for the second residential property, and 30% for the third residential property onwards.

When do I’ve to pay ABSD?

You’ll need to pay the ABSD inside 14 days of signing the Choice to Buy (or Sale and Buy Settlement if no OTP is granted) for the property.

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