# Buyer's Stamp Duty (BSD) in Singapore: rates, worked examples and when to pay

> How BSD is calculated band by band on residential and non-residential property, what it costs at common prices, the 14-day payment deadline, whether CPF can pay, and how it fits with ABSD.

- Tool: [Singapore Buyer’s Stamp Duty Calculator](https://toolsg.com/en/bsd-stamp-duty-calculator)
- Language: en (available: en, zh, ms, ta)
- Last verified against official sources: 2026-10-16
- Source site: ToolSG — a planning guide, not official or financial advice. Cite the agencies listed under Sources.

## Key figures at a glance

| Fact | Value | Source |
| --- | --- | --- |
| Residential BSD rates | 1% · 2% · 3% · 4% · 5% · 6% — On the first $180,000 · next $180,000 · next $640,000 · next $500,000 · next $1.5 million · above $3 million. | [IRAS](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property) |
| Non-residential BSD rates | 1% · 2% · 3% · 4% · 5% — Same bands up to $1.5 million; 5% on the rest. | [IRAS](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property) |
| What it is charged on | The higher of price or market value |  |
| Payment deadline | 14 days after signing — After exercising the Option to Purchase or signing the Sale and Purchase Agreement in Singapore (30 days if signed overseas). | [IRAS](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property) |
| BSD at common prices | $500k → $9,600 · $1M → $24,600 · $2M → $69,600 |  |
| Rates in force since | 15 Feb 2023 — The top residential bands (5% and 6%) were added then. |  |

## Paying stamp duty on a property purchase: step by step

Stamp duty is due from the buyer soon after the contract becomes binding, usually before the loan is disbursed.

1. **Estimate BSD and ABSD before you offer** (While budgeting) — Run the price through this calculator and the ABSD calculator. Both are paid in full upfront and cannot be added to the loan. Tools: [ABSD Calculator Singapore](https://toolsg.com/en/absd-calculator), [Property True Cost Calculator](https://toolsg.com/en/property-true-cost-calculator)
2. **Sign or exercise the contract** (Day 0) — For resale property, exercising the Option to Purchase is the trigger. For a new launch, it is signing the Sale and Purchase Agreement.
3. **Your lawyer stamps the document** (Within 14 days) — Your conveyancing lawyer submits the document on IRAS e-Stamping and pays the duty. Late stamping attracts penalties of up to four times the duty.
4. **Use CPF if eligible** (Around payment) — If you are using CPF for the purchase, CPF Ordinary Account savings can usually cover stamp duty. You may need to pay in cash first and be reimbursed — ask your lawyer early so you have the cash on hand. Tools: [CPF Contribution Calculator](https://toolsg.com/en/cpf-calculator)

## How BSD is calculated

BSD is progressive: each slice of the price is taxed at its own rate, like income tax. For residential property:

| Slice of the price (or market value, if higher) | Rate | Duty on that slice |
| --- | --- | --- |
| First $180,000 | 1% | $1,800 |
| Next $180,000 | 2% | $3,600 |
| Next $640,000 | 3% | $19,200 |
| Next $500,000 | 4% | $20,000 |
| Next $1,500,000 | 5% | $75,000 |
| Above $3,000,000 | 6% | — |

So the first $1 million always costs **$24,600** in BSD. Non-residential property (shops, offices, industrial) uses the same bands up to $1.5 million and 5% on everything above.

A quick shortcut for residential property between $360,000 and $1 million: **BSD = 3% × price − $5,400**.

## Worked examples

| Price | BSD | Effective rate |
| --- | --- | --- |
| $500,000 (resale HDB) | $9,600 | 1.92% |
| $600,000 | $12,600 | 2.10% |
| $1,000,000 | $24,600 | 2.46% |
| $1,500,000 | $44,600 | 2.97% |
| $2,000,000 | $69,600 | 3.48% |
| $3,500,000 | $149,600 | 4.27% |

Duty is rounded down to the nearest dollar.

## BSD and ABSD together

BSD applies to every buyer, including Singapore Citizens buying their first home. **Additional Buyer's Stamp Duty** is charged on top, as a flat percentage, depending on who you are and how many residential properties you already own. A Singapore Citizen buying a second home at $1 million pays $24,600 BSD **plus** $200,000 ABSD. See the [ABSD calculator](https://toolsg.com/en/absd-calculator).

## Who pays and on what value

- The **buyer** pays BSD. For a joint purchase it is one duty on the whole price, shared however the buyers agree.
- It is charged on the **higher of the price and the market value**. Buying from a relative at a discount does not reduce the duty.
- Transfers of property as gifts are also stamped on market value.

> **Tip:** BSD and ABSD must be paid within 14 days, often weeks before your loan is disbursed. Make sure you have the cash, or have confirmed with your lawyer how CPF will pay, before you exercise the option.

## Common mistakes

- **Using a flat percentage.** BSD is progressive; 3% of the whole price overstates it.
- **Forgetting the market-value rule** on family or below-market deals.
- **Missing the 14-day deadline.** Penalties can reach four times the unpaid duty.
- **Leaving stamp duty out of the budget.** On a $600,000 resale flat it is $12,600 — about the same as a year of instalments on a small car loan.

## Related tools

- [ABSD calculator](https://toolsg.com/en/absd-calculator) — the extra duty for second properties, PRs and foreigners.
- [Property true cost calculator](https://toolsg.com/en/property-true-cost-calculator) — stamp duty plus legal, valuation and other costs.
- [HDB loan eligibility](https://toolsg.com/en/hdb-loan-eligibility-calculator) — the full HDB purchase timeline, including when stamp duty is due.
- [Property tax calculator](https://toolsg.com/en/property-tax-calculator) — the yearly tax once you own it.

## Frequently asked questions

**How is Buyer’s Stamp Duty calculated in Singapore?**

IRAS applies progressive rates to the higher of purchase price or market value. From 15 February 2023 residential BSD runs from 1% to 6%; non-residential BSD tops out at 5%. Duty is rounded down to the nearest dollar.

**How much BSD is payable on a $1 million home?**

$24,600 for residential property: 1% of $180,000, 2% of $180,000 and 3% of $640,000.

**Is BSD the same as property tax?**

No. BSD is a one-off duty on buying. Property tax is an annual IRAS bill on Annual Value.

**Do HDB buyers pay BSD?**

Yes. HDB flats use the residential table. ABSD may also apply depending on buyer profile.

**When is BSD due?**

Usually within 14 days of signing the sale contract in Singapore, or 30 days if the document is signed overseas.

**Does this include ABSD?**

No. Use the ABSD calculator for additional duty by citizenship and property count.

**Are rates rounded?**

BSD is rounded down to the nearest dollar, with a $1 minimum when any duty is payable.

**Is this legal or tax advice?**

No. Confirm instruments and rates with IRAS. This page uses static published tables.


## Sources

- [IRAS — Buying or acquiring property (BSD and ABSD)](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property)
- [IRAS — Stamp duty](https://www.iras.gov.sg/taxes/stamp-duty)