Buyer’s Stamp Duty tiers for residential property
Buyer’s Stamp Duty (BSD) is payable on every purchase of residential property in Singapore, including executive condominiums, and is calculated on the higher of the purchase price or market value. The rates are tiered, so each band of the price is taxed at its own rate rather than the whole price at the top rate. The tiers below have applied since 15 February 2023 as commonly published; confirm the current schedule with IRAS before relying on any figure.
| Portion of price | Rate | Maximum BSD in this band |
|---|---|---|
| First S$180,000 | 1% | S$1,800 |
| Next S$180,000 (to S$360,000) | 2% | S$3,600 |
| Next S$640,000 (to S$1,000,000) | 3% | S$19,200 |
| Next S$500,000 (to S$1,500,000) | 4% | S$20,000 |
| Next S$1,500,000 (to S$3,000,000) | 5% | S$75,000 |
| Above S$3,000,000 | 6% | — |
For a typical EC quantum the first four bands and part of the fifth are relevant. A convenient shortcut: for prices between S$1.5m and S$3m, BSD equals S$44,600 plus 5% of the amount above S$1.5m.
Worked examples: S$1.5m and S$1.8m units
Wynwood Grand prices have not been released. Analysts have projected about S$1,750–2,000 psf, which on a roughly 900 sq ft three-bedroom unit implies a quantum of about S$1.6–1.7m (scenario maths, not developer guidance). The two examples below bracket that range.
| Band | S$1,500,000 unit | S$1,800,000 unit |
|---|---|---|
| 1% on first S$180,000 | S$1,800 | S$1,800 |
| 2% on next S$180,000 | S$3,600 | S$3,600 |
| 3% on next S$640,000 | S$19,200 | S$19,200 |
| 4% on next S$500,000 | S$20,000 | S$20,000 |
| 5% on amount above S$1,500,000 | S$0 | S$15,000 (5% of S$300,000) |
| Total BSD | S$44,600 | S$59,600 |
| Effective rate | 2.97% | 3.31% |
Use the calculator below to test any other price. It applies the same tiers and shows the effective rate so you can compare units quickly.
Buyer's Stamp Duty estimate
Buyer's Stamp Duty
S$49,600
Payable to IRAS within 14 days of signing the Sale & Purchase Agreement; CPF OA may be used, with cash first then reimbursed.
Effective rate
3.10%
ABSD: Singapore-citizen households buying an EC with an existing HDB flat normally qualify for remission because the flat must be disposed of within 6 months of TOP. Confirm the conditions with your lawyer.
Rates as published by IRAS for residential property purchased from 15 February 2023. Verify current rates at iras.gov.sg before relying on this figure.
ABSD: where EC buyers usually stand
Additional Buyer’s Stamp Duty (ABSD) depends on the buyer’s residency profile and how many residential properties each buyer already owns. EC eligibility requires at least one Singapore Citizen in the household and no private residential property owned or disposed of in the 30 months before application, so most Wynwood Grand households fall into two simple cases.
- Singapore Citizens buying their first residential property pay 0% ABSD. This covers first-timer EC households who do not own any property.
- Buyers who still own an HDB flat are technically buying a second property, but an EC purchase requires the flat to be disposed of within 6 months of the EC’s TOP. IRAS provides ABSD remission for such EC purchases, so ABSD is typically not payable upfront, subject to IRAS conditions. Confirm your position with your lawyer before booking.
- Where a Singapore Permanent Resident is a joint applicant, the household is assessed under the relevant ABSD rules and remissions for married couples; your lawyer will confirm the exact treatment before you sign.
- Rates and remission conditions are published by IRAS and can change. Treat the points above as the commonly published position, not legal advice.
When stamp duty is paid, and from what
- 1
Booking
No stamp duty is payable when you pay the 5% option fee and receive the Option to Purchase.
- 2
Signing the S&P
BSD (and any ABSD) becomes payable when the Sale and Purchase Agreement is signed. Under the Stamp Duties Act it must be stamped within 14 days of signing if signed in Singapore, or within 30 days of receipt if signed overseas.
- 3
Payment
Your lawyer arranges payment to IRAS. BSD can usually be paid from CPF Ordinary Account savings, subject to the CPF Board’s rules, so many buyers do not need to find this sum in cash. Confirm with your lawyer and CPF statements before relying on this.
- 4
Late stamping
Late payment attracts IRAS penalties, so the 14-day window is one reason the 15% S&P payment and stamp duty are usually arranged together.
Legal fees and other upfront costs
Beyond stamp duty you should budget for conveyancing fees for the purchase and the bank mortgage, which are quoted by your lawyer and commonly run to a few thousand dollars for an EC purchase (indicative; obtain a quote). Lawyers’ fees for a new-launch purchase can typically also be paid from CPF OA. Banks may offer legal fee subsidies with the housing loan; check the conditions, as subsidies can be clawed back on early redemption.
Taken together, a buyer of a S$1.6m unit should expect to set aside roughly S$49,600 in BSD plus legal fees, on top of the S$320,000 initial 20% payment. For a precise figure, confirm current rates with IRAS, your lawyer or your banker; the sales team can prepare a full cost breakdown for any unit on the price list once it is released.