Singapore Property Tax Calculator
Estimate IRAS property tax from Annual Value for owner-occupied, rented, and non-residential properties, including 2025–2026 owner-occupier rebates.
IRAS’s estimate of the yearly market rent if the property were let. Find it on your property tax bill or myTax Portal.
Property tax is billed for the calendar year. 2025 and 2026 owner-occupied homes may receive a one-off rebate.
Owner-occupier rates apply to one home you live in. Let-out, vacant, and second homes use non-owner-occupier rates. Shops and factories are taxed at 10%.
Used only for the owner-occupier rebate: HDB flats and private homes have different rebate rates.
Property Tax Estimate
What this estimate includes
Gross tax follows the IRAS progressive tables for owner-occupied and non-owner-occupied residential property, or 10% of Annual Value for non-residential property. Owner-occupied homes may receive the published one-off rebate: 20% for HDB and 15% capped at $1,000 for private homes in 2025; 15% for HDB and 10% capped at $500 for private homes in 2026. Confirm the bill and Annual Value with IRAS.
How This Bill Is Built
| From AV | To AV | Rate | Tax on Band |
|---|---|---|---|
| $0.00 | $12,000.00 | 0% | $0.00 |
| $12,000.00 | $36,000.00 | 4% | $960.00 |
IRAS Owner-Occupier Rates (from 1 Jan 2025)
These progressive bands apply to owner-occupied residential property from 1 January 2025, including the 2026 tax year. Gross tax at each cap is shown so you can check the calculator against the official IRAS table. Non-owner-occupied homes use a separate 12%–36% table from 1 January 2024. Non-residential property is a flat 10%.
| Annual Value | Rate | Tax on Band | Gross Tax at Cap |
|---|---|---|---|
| First $12,000 | 0% | $0.00 | $0.00 |
| Next $28,000 | 4% | $1,120.00 | $1,120.00 |
| Next $10,000 | 6% | $600.00 | $1,720.00 |
| Next $25,000 | 10% | $2,500.00 | $4,220.00 |
| Next $10,000 | 14% | $1,400.00 | $5,620.00 |
| Next $15,000 | 20% | $3,000.00 | $8,620.00 |
| Next $40,000 | 26% | $10,400.00 | $19,020.00 |
| Above $140,000 | 32% | — | — |
About This Singapore Property Tax Calculator
This calculator estimates the property tax payable to the Inland Revenue Authority of Singapore (IRAS) from the Annual Value (AV) of a property. Every owner of an HDB flat, condominium, landed house, shop, or factory in Singapore pays property tax, whether the property is lived in, rented out, or vacant. The bill is not based on what you paid for the home or on the rent you actually collect — it is AV multiplied by the published tax rates for how the property is used.
Owner-occupied residential properties enjoy a lower progressive scale. From 1 January 2025 the first $12,000 of AV is taxed at 0%, the next $28,000 at 4%, and rates then step up to 32% on AV above $140,000. That table also applies for 2026. For 2024 the 0% band stopped at $8,000 and the top 32% band started above $100,000. Homes you do not occupy — including let-out flats, vacant units, and a second residence — use non-owner-occupier rates of 12%, 20%, 28% and 36% from 1 January 2024. Commercial and industrial property is taxed at a flat 10% of AV, even if you occupy it yourself.
For 2025 and 2026 the Government granted a one-off rebate on owner-occupied residential property. In 2025 it is 20% for HDB flats and 15% capped at $1,000 for private homes. In 2026 it is 15% for HDB flats and 10% capped at $500 for private homes. IRAS applies the rebate automatically on the bill. This tool shows gross tax, the rebate, and net tax so you can reconcile the notice that arrives each December.
Calculations run in your browser from the official band tables. Nothing you type is sent to a server. Treat the result as a planning figure, then confirm AV and occupancy on IRAS myTax Portal.
How to Use It
- Enter Annual Value. Copy it from your latest property tax bill, the “View Property Summary” service on myTax Portal, or IRAS’s paid AV search if you are not the owner.
- Choose the tax year. Pick 2026 for the current bill, 2025 to replay last year’s rebate, or 2024 if you need the older owner-occupier table.
- Select occupancy. Owner-occupied if you live in the home (only one property can enjoy these rates). Not owner-occupied if it is rented, vacant, or a second home. Non-residential for shops, offices, and factories.
- Choose HDB or private when the home is owner-occupied. This only changes the rebate, not the progressive rates.
- Read the summary. Net tax, gross tax, rebate, effective rate, the next band, and a monthly GIRO amount update as you type. The band table shows tax on each slice of AV.
Key Terms and Concepts
Annual Value (AV) is IRAS’s estimate of the gross annual rent the property could fetch if it were let, based on comparable market rentals at the time of review. It is not the purchase price, the outstanding loan, or the rent in your tenancy agreement if that rent was fixed earlier.
Owner-occupier tax rates apply to one residential property that you own and live in. They are lower than investment rates to encourage home ownership. If you occupy more than one home, only one can be owner-occupied for tax.
Non-owner-occupier residential rates apply when you do not live in the property. Let-out, vacant, and second homes fall here. Vacant residential property is not given a concession.
Non-residential tax is 10% of AV for commercial, industrial, and other non-residential property. Owner-occupier rates do not apply even if you use the premises yourself.
Gross tax is AV run through the matching rate table. Net tax is gross tax minus any owner-occupier rebate for that year. Effective rate is net tax divided by AV. Marginal rate is the rate on the next dollar of AV.
Property tax is a wealth tax on ownership, not a tax on rental income. Rental income is assessed separately under income tax.
Common Use Cases
- Checking the IRAS bill that arrives each December against the published bands and rebate.
- Estimating tax before buying a second property that will be taxed as non-owner-occupied.
- Comparing owner-occupier versus let-out tax on the same AV when deciding whether to rent out a flat.
- Budgeting monthly GIRO so the annual bill is not a lump-sum surprise.
- Understanding why a 2025 or 2026 owner-occupied HDB bill is lower than the gross tax on the notice.
- Planning alongside the Property True Cost and HDB Affordability calculators when a purchase includes ongoing tax, not only stamp duty.
Examples
Example 1 — IRAS sample, owner-occupied, AV $36,000. From 1 January 2025 the first $12,000 is taxed at 0% and the next $24,000 at 4% = $960. That matches the IRAS worked example. For a 2026 HDB owner-occupier the 15% rebate is $144, so net tax is $816.
Example 2 — IRAS sample, owner-occupied, AV $84,000. Bands: $0 + $1,120 + $600 + $2,500 + $1,260 = $5,480 gross. A 2026 private owner-occupier rebate is 10% capped at $500, so net tax is $4,980.
Example 3 — Let-out home, AV $36,000. Non-owner-occupier: $30,000 × 12% = $3,600 plus $6,000 × 20% = $1,200, total $4,800 — five times the owner-occupied bill on the same AV. No rebate applies.
Example 4 — Shop, AV $54,000. Non-residential tax is 10% of AV = $5,400, matching the IRAS commercial example.
Example 5 — 2025 rebates. An owner-occupied HDB with $100 gross tax gets a 20% rebate of $20 (net $80). A private home with $7,500 gross tax gets 15% capped at $1,000 (net $6,500).
Important Notes
This is an estimate. IRAS may revise AV during the year, change occupancy after you apply for owner-occupier rates, or split a shophouse into residential and commercial portions. The notice of assessment is authoritative.
Rebates are year-specific and automatic. The 2025 and 2026 owner-occupier rebates are one-off. They apply only while the property is owner-occupied. They are not available for rented, vacant, or non-residential property.
Only one owner-occupied home. A second property you live in is still taxed at non-owner-occupier rates.
AV is not market price. A $1 million HDB flat can have a modest AV if comparable rents are modest. Enter AV, not valuation or purchase price.
Not tax advice. For a filing position, use IRAS myTax Portal, apply for owner-occupier rates if eligible, or speak to a qualified professional.
Frequently Asked Questions
How is Singapore property tax calculated?
IRAS multiplies the property’s Annual Value by progressive rates that depend on use. Owner-occupied homes use a lower scale (0%–32% from 1 January 2025). Homes you do not occupy use 12%–36% from 1 January 2024. Non-residential property is taxed at 10% of Annual Value.
What is Annual Value (AV)?
Annual Value is IRAS’s estimate of the yearly market rent if the property were let, based on comparable rentals. It is printed on your property tax bill. Owners can view it for free on myTax Portal; non-owners can search AV for a fee.
Do HDB flats pay property tax?
Yes. HDB owners pay property tax like any other owner. One- and two-room owner-occupied flats often have AV within the 0% band and pay no tax, especially after the owner-occupier rebate. Larger flats follow the same progressive table as private homes.
Why is tax much higher if I rent out my flat?
Let-out residential property is taxed as an investment at non-owner-occupier rates. On an AV of $36,000 the owner-occupied bill is $960 from 2025, while the let-out bill is $4,800. Property tax is separate from income tax on the rent.
What is the 2026 property tax rebate?
Owner-occupied HDB flats receive a 15% rebate on 2026 tax. Owner-occupied private residential property receives 10%, capped at $500. IRAS applies it automatically. Rented, vacant, and non-residential property do not receive this rebate.
Does a vacant property still pay tax?
Yes. Property tax is a tax on ownership. Vacant residential property is taxed at non-owner-occupier rates. Vacant non-residential property is taxed at 10% of Annual Value. There is no vacancy concession.
Is this the same as stamp duty or income tax?
No. Buyer’s stamp duty is paid when you purchase. Income tax may apply to rental income. Property tax is an annual tax on owning the property, billed by IRAS using Annual Value.