1. What is Buyer's Stamp Duty?
Buyer's Stamp Duty (BSD) is a tax that the Inland Revenue Authority of Singapore (IRAS) imposes on every property transaction in Singapore. It applies to residential and non-residential property, freehold and leasehold, and to every buyer regardless of nationality.
BSD is computed on the higherof the purchase price (contract consideration) or the open-market value of the property. In most arm's-length sales the purchase price is the higher figure, but if you buy from a related party at a discount, IRAS will use the market valuation instead.
BSD is one of two stamp duties a buyer may pay. The other is Additional Buyer's Stamp Duty (ABSD), which depends on the buyer's residency status and existing property count. BSD applies even when ABSD is zero.
2. Current BSD rates in Singapore
The schedule below applies from 14 February 2023 and is current for 2026.
Residential property
| Price band | Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 (up to $360,000) | 2% |
| Next $640,000 (up to $1,000,000) | 3% |
| Next $500,000 (up to $1,500,000) | 4% |
| Next $1,500,000 (up to $3,000,000) | 5% |
| Above $3,000,000 | 6% |
Non-residential property (commercial / industrial / land)
| Price band | Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Above $1,500,000 | 5% |
See the dedicated BSD rates 2026 page for historical comparison.
3. The tiered formula explained
BSD is not a flat percentage. The rate applies marginally to each band of the price, similar to income tax brackets. You always pay 1% on the first $180,000, even if the property costs $5 million. Each higher band only adds its own marginal duty on the slice that falls in that band.
The formula for residential property (5-band):
BSD = 1% × min(price, 180,000)
+ 2% × max(0, min(price, 360,000) − 180,000)
+ 3% × max(0, min(price, 1,000,000) − 360,000)
+ 4% × max(0, min(price, 1,500,000) − 1,000,000)
+ 5% × max(0, min(price, 3,000,000) − 1,500,000)
+ 6% × max(0, price − 3,000,000)A faster mental shortcut for residential property up to $1 million: BSD ≈ 3% × price − $5,400. This is exact for any price between $360,000 and $1,000,000. For prices above $1 million, add the higher-band increments.
4. Worked examples
The cleanest way to see the formula in action is to walk through real Singapore price points.
Example A — HDB resale at $500,000
- 1% × $180,000 = $1,800
- 2% × $180,000 = $3,600
- 3% × $140,000 (= $500K − $360K) = $4,200
- Total BSD = $9,600
Example B — Mass-market condo at $1.5 million
- 1% × $180,000 = $1,800
- 2% × $180,000 = $3,600
- 3% × $640,000 = $19,200
- 4% × $500,000 = $20,000
- Total BSD = $44,600
Example C — Prime condo at $3 million
- 1% × $180,000 + 2% × $180,000 + 3% × $640,000 + 4% × $500,000 = $44,600 (up to $1.5M)
- 5% × $1,500,000 (the $1.5M − $3M band) = $75,000
- Total BSD = $119,600
Example D — Landed at $5 million
- Up to $3M: $119,600 (as above)
- 6% × $2,000,000 = $120,000
- Total BSD = $239,600
🧮 Try any price in our BSD Calculator.
5. Payment deadline & process
BSD must be paid within 14 daysof executing the Option to Purchase (or Sale & Purchase Agreement) in Singapore, or 30 days if the document was signed overseas. Your conveyancing lawyer handles this — payment is via IRAS e-Stamping.
Late stamping attracts a penalty: $10 or the duty unpaid (whichever is greater) if within 3 months late, or 4 times the duty unpaid (capped) if more than 3 months late. Unstamped documents cannot be admitted as evidence in court — this matters if you ever need to enforce the purchase.
For a deeper dive on the 14-day deadline and what happens if you miss it, see BSD payment deadline & penalty.
6. Remissions & exemptions
BSD is broadly payable. Limited remissions exist for specific transfers:
- Court-ordered transfers — e.g. transfer between divorcing spouses pursuant to a divorce order.
- Transfers under a Will or intestacy — inheritance to beneficiaries is not subject to BSD (estate duty was abolished in 2008).
- Conveyance to a beneficiary by a trustee — where the trust was created before the trustee acquired the property.
- Gifts to charity — approved Institutions of a Public Character (IPCs) may be exempt.
Remission applications must be made to IRAS within strict timelines (typically 14 days of the transfer document). Engage a conveyancing lawyer if you think you qualify.
7. BSD vs ABSD — what's the difference?
BSD and ABSD are both buyer's stamp duties payable to IRAS, but they have different triggers:
- BSD — paid by every buyer on every property purchase. Tiered 1%–6% (residential) or 1%–5% (non-residential).
- ABSD — cooling-measure tax. Paid only on residential property, and only by SPRs (5% on 1st property), foreigners (60%), entities (65%), and Singapore Citizens buying their 2nd (20%) or 3rd+ (30%) property.
A Singapore Citizen buying their first residential property pays BSD but 0% ABSD. A foreigner buying the same property pays BSD plus 60% ABSD. The full comparison is in our BSD vs ABSD explainer.