Buying a home in Singapore comes with taxes that catch many newcomers off guard, and understanding ABSD as a PR in Singapore is one of the most important pieces of budgeting you can do before you fall in love with a unit. In mainland China, the property taxes and fees around a purchase work very differently, so it is worth resetting your expectations. This guide explains, in general terms, the stamp duties you may pay when you buy property here as a Permanent Resident, why Permanent Residents are treated differently from citizens, and where to confirm the current numbers. This is general information to help you plan, not financial or legal advice, and the actual amounts you owe depend on rules that change.
The Two Stamp Duties You Need To Know
When you buy residential property in Singapore, two separate stamp duties can apply, and they are collected by the Inland Revenue Authority of Singapore (IRAS).
The first is Buyer’s Stamp Duty (BSD). This applies to everyone who buys property here, whether you are a citizen, a Permanent Resident, or a foreigner. It is calculated on the purchase price or the market value of the property, whichever is higher, and it rises in tiers as the value goes up. There is no way around BSD; it is a standard part of almost every property purchase.
The second is Additional Buyer’s Stamp Duty (ABSD). This is an extra layer on top of BSD, and it is the one that most affects your budget as a PR. ABSD depends on two things: your residency profile (citizen, PR, or foreigner) and how many residential properties you already own or count as owning. The more properties you hold, the higher the ABSD, and the pattern is deliberately structured so that citizens generally face the lowest rates, PRs face higher rates, and foreigners face the highest.
Because these two duties stack, the tax on a purchase can be a meaningful share of the price. That is money you pay in cash on top of your down payment, so it must sit in your plan from the start.
Why PRs Pay More Than Citizens
Singapore uses ABSD as a policy tool to keep housing accessible and to cool speculation. The government treats residency status as a signal of how settled and how prioritised a buyer is in the housing market, so the rates are tiered by profile.
For a Permanent Resident, the key points to understand are these:
- A PR buying a first residential property here usually faces some ABSD, whereas a Singapore citizen buying their first home generally does not. This is one of the clearest cost differences between the two statuses.
- ABSD for a PR rises with each additional property. A second or subsequent property attracts a higher rate than the first.
- Foreigners without PR status typically face the steepest ABSD of all, which is worth knowing if you are weighing whether to buy now or after obtaining PR.
The exact percentages for each of these situations are set by policy and have been revised several times in recent years. For that reason this guide will not quote any specific ABSD rate. You must check the current figures directly with IRAS before you commit, because a rate you read in an old forum post or heard from a friend may already be out of date.
Remission And Special Situations
ABSD is not always final. In certain defined circumstances, part or all of it can be remitted, meaning refunded or waived, if you meet strict conditions.
A common example involves married couples where one spouse is a Singapore citizen. Some couples may qualify for a remission on a jointly bought home, subject to conditions such as selling a previous property within a set window and not owning other property. There are also specific reliefs tied to certain treaties and to particular buyer arrangements. Each of these comes with precise eligibility rules, paperwork, and deadlines, and missing a deadline can mean losing the remission entirely.
Because remission rules are detailed and conditional, treat them as something to confirm case by case rather than assume. Before you count on any refund in your budget, look up the current remission conditions on the IRAS website or speak to a conveyancing lawyer who handles the transaction. Do not plan your finances around a remission you have not verified.
A General Picture Of Who Pays What
The table below is a general illustration of how the buyer profile affects the duties. It does not contain rates, because those change. Use it to understand the pattern, then check the actual numbers with IRAS.
| Buyer profile | Buyer’s Stamp Duty | Additional Buyer’s Stamp Duty (ABSD) |
|---|---|---|
| Singapore citizen, first property | Applies | Generally none on the first property (check IRAS) |
| Permanent Resident, first property | Applies | Usually applies at a PR first-property rate (check IRAS) |
| Permanent Resident, second property | Applies | Higher than the first-property rate (check IRAS) |
| Foreigner, any property | Applies | Highest tier, subject to any treaty relief (check IRAS) |
The takeaway is the shape of the system, not the digits: BSD is universal, ABSD escalates with residency status and with each additional property, and every cell that says “check IRAS” really does need checking, because the policy is reviewed regularly.
Budgeting And Getting It Right
For a PR, ABSD can be the difference between a purchase you can comfortably afford and one that stretches you dangerously thin. Build it into your planning from day one.
A practical sequence looks like this:
- Decide on a realistic price range for the property you want.
- Look up the current BSD and ABSD rates on the IRAS website for your exact profile and property count.
- Calculate both duties on your target price, and set that cash aside separately from your down payment.
- Confirm your financing early, because your loan and your cash-on-hand together must cover the price, the duties, and legal and valuation fees. See our guide on getting a home loan as a PR in Singapore for how borrowing limits work.
- Engage a conveyancing lawyer, who will compute the exact duty payable and handle the timing, since stamp duty is due within a short window after signing.
Remember that stamp duty is only one of several settling-in costs. Your CPF savings can play a role in a property purchase too, and how CPF works for a PR is its own topic worth understanding before you buy.
Keep official sources at the centre of your decisions. IRAS publishes the authoritative stamp duty rules and calculators, and a licensed property lawyer confirms your specific position. This article gives you the map; the current numbers must always come from the source.
Explore more
Financing and CPF sit right next to stamp duty in a PR’s home-buying budget. Read getting a home loan as a PR in Singapore to see how much you can borrow and what cash you need up front, and understanding CPF as a Permanent Resident to learn how your CPF savings can support a purchase.
Frequently Asked Questions
When is stamp duty due after I sign the purchase agreement? Stamp duty is due within a short window after signing, so timing matters. A conveyancing lawyer will compute the exact duty payable and handle the deadline for you. Confirm the current time limit and payment method with IRAS or your lawyer before you commit to a purchase.
Can I get my ABSD refunded if my spouse is a Singapore citizen? Some couples may qualify for a remission on a jointly bought home, subject to conditions such as selling a previous property within a set window and not owning other property. Deadlines are strict and missing one can mean losing it. Check the current conditions on the IRAS website or ask your lawyer.
Is it cheaper to buy a home after I become a PR than before? Generally, yes in terms of ABSD, because foreigners without PR status typically face the steepest ABSD of all, while PRs face lower rates. That can be worth weighing if you are deciding whether to buy now or later. Rates are revised regularly, so check IRAS for the current figures.
What costs should I budget for besides the down payment? Budget for Buyer’s Stamp Duty and, for a PR, ABSD, paid on top of your down payment and kept separate from it. You also need legal and valuation fees. Your loan and cash on hand together must cover the price, the duties and these fees, so confirm financing early.
Do I pay BSD even if my ABSD is zero or remitted? Yes. Buyer’s Stamp Duty applies to almost every property purchase regardless of whether you are a citizen, PR or foreigner, and is calculated on the purchase price or market value, whichever is higher. ABSD is a separate extra layer, so a remission of one does not remove the other.
Official sources: IRAS
Further reading: How to Estimate the Cash Needed on Property Completion · Seller’s Stamp Duty (SSD) in Singapore