1. Overview
Property tax in Singapore is an annual tax that the registered owner of immovable property pays to IRAS. It is computed by multiplying the property's Annual Value (AV) by the applicable tax rate. AV is the estimated gross annual rent — IRAS assesses what the property could reasonably fetch in rent, even if you live in it yourself.
Three rate schedules apply:
- Owner-occupier residential (your primary home) — progressive 0% to 32%
- Non-owner-occupier residential (rented out or 2nd property) — progressive 12% to 36%
- Non-residential (commercial, industrial, land) — flat 10%
2. Annual Value explained
AV is the gross annual rent IRAS believes the property would attract, net of furniture, furnishings, and maintenance fees. IRAS reviews AVs periodically — typically once a year — using market rental data.
AV is the only variable in the property tax formula. Two flats in the same block with the same layout will have similar AVs. But a unit on a higher floor, with a better view, or facing a more desirable direction may have a higher AV.
See Annual Value explained for more detail on how IRAS computes AV.
3. Current rate schedules
Owner-occupier residential (from 1 Jan 2025)
| AV band | Rate |
|---|---|
| First $12,000 | 0% |
| Next $28,000 (up to $40,000) | 4% |
| Next $10,000 (up to $50,000) | 6% |
| Next $15,000 (up to $65,000) | 10% |
| Next $15,000 (up to $80,000) | 14% |
| Next $20,000 (up to $100,000) | 20% |
| Next $40,000 (up to $140,000) | 26% |
| Above $140,000 | 32% |
Non-owner-occupier residential (from 1 Jan 2024)
| AV band | Rate |
|---|---|
| First $30,000 | 12% |
| Next $15,000 (up to $45,000) | 20% |
| Next $15,000 (up to $60,000) | 28% |
| Above $60,000 | 36% |
Commercial / industrial / land: flat 10% of AV.
4. Worked examples
3-room HDB owner-occupied, AV $9,600
- 0% × $9,600 (within first $12K band) = $0
- Many smaller HDB owner-occupied flats pay nothing.
5-room HDB owner-occupied, AV $14,400
- 0% × $12,000 + 4% × $2,400 = $96
Mass-market condo owner-occupied, AV $45,000
- 0% × $12K + 4% × $28K + 6% × $5K = $0 + $1,120 + $300 = $1,420
Same condo non-owner-occupied (rented out), AV $45,000
- 12% × $30K + 20% × $15K = $3,600 + $3,000 = $6,600
- 4.6× the owner-occupier tax for the same AV.
Prime condo owner-occupied, AV $120,000
- 0% × $12K + 4% × $28K + 6% × $10K + 10% × $15K + 14% × $15K + 20% × $20K + 26% × $20K
- = $0 + $1,120 + $600 + $1,500 + $2,100 + $4,000 + $5,200 = $14,520
🧮 Try any AV in the Property Tax calculator.
5. Payment & deadline
IRAS issues the property tax bill in December for the upcoming year. Payment is due by 31 January. Late payment attracts a 5% penalty after the due date; further penalties after 60 days.
GIRO instalment plans (up to 12 months interest-free) are available via myTax Portal. Most homeowners sign up for GIRO to spread the payment.
See payment deadline guide for details.