Answer
ABSD for 2nd Property — Singaporean Buyer 2026
Thinking of buying a second property without selling your first? That 20% ABSD is the biggest cost most people underestimate. Here's the full picture.
Answer: Singapore Citizens pay 20% ABSD on their 2nd residential property. On a $2,000,000 condo, that's $400,000 ABSD + $69,600 BSD = $469,600 total stamp duty. ABSD must be paid in cash. Married couples can claim remission if they sell their first property within 6 months.
ABSD Rates by Buyer Profile
Effective 27 Apr 2023
| Buyer | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
ABSD must be paid in cash. BSD can be paid from CPF OA.
Worked Example — $1,500,000 Condo (2nd Property)
| Component | Calculation | Amount | Payment |
|---|---|---|---|
| BSD | Progressive 1–4% | $44,600 | Cash or CPF |
| ABSD (20%) | $1.5M × 20% | $300,000 | Cash only |
| Total stamp duty | $344,600 |
That $300,000 ABSD is cash out of pocket — on top of your down payment. For a $1.5M purchase at 75% LTV, you'd need $375,000 down payment + $300,000 ABSD + $44,600 BSD = $719,600 upfront.
Worked Example — $2,000,000 Condo (2nd Property)
| Component | Calculation | Amount | Payment |
|---|---|---|---|
| BSD | Progressive 1–4% | $69,600 | Cash or CPF |
| ABSD (20%) | $2M × 20% | $400,000 | Cash only |
| Total stamp duty | $469,600 |
Total cash upfront for a $2M second property: $500,000 down (25%) + $400,000 ABSD + $69,600 BSD = $969,600. Almost a million dollars before you even move in.
ABSD Remission for Married Couples
If you're married and buying a second property, you can get the 20% ABSD refunded — but you must sell your existing property within 6 months of buying the new one. Here's the process:
Buy the new property — pay the 20% ABSD upfront in cash. No way around this.
Sell your existing property within 6 months — the 6-month window starts from the date of purchase (completion/exercise of the new property).
Apply for remission from IRAS — after the sale completes, submit your remission application. Processing takes several weeks to months.
Get refunded — if approved, the full 20% ABSD is returned to you.
Key conditions:
- • Both spouses must be Singapore Citizens (or one SC married to a PR)
- • You must have been married at the time of purchase
- • The property you sell must have been jointly owned or owned by the buying spouse
- • You need $400,000 in cash to float for potentially 6+ months (on a $2M purchase)
Strategies to Reduce ABSD Impact
1. Sell First, Buy Second
The simplest approach. Sell your existing property, then buy the next one as your “first” property. 0% ABSD for SC. Downside: you may need interim housing (rent, stay with family).
2. Buy First + Remission (Married Couples)
Buy the new property, pay 20% ABSD upfront, then sell the old one within 6 months. You get the ABSD back. Risk: you need to sell within the window, and you need cash to float the ABSD.
3. Decoupling
One spouse transfers their share of the current property to the other. The “freed” spouse now has zero properties and can buy the next one at 0% ABSD. You'll pay BSD + legal fees on the transfer (roughly 3–4% of the transferred value), but it's far less than 20% ABSD.
4. Buy in One Spouse's Name Only
If one spouse doesn't own any property, buy the next one solely in their name. 0% ABSD as their first property. Be mindful of TDSR implications — only that spouse's income is counted unless the other co-signs (which makes them a co-borrower, and the property counts against them).
Calculate your exact stamp duty
Enter your property price and buyer profile to see the full BSD + ABSD breakdown.
FAQ
How much ABSD does a Singaporean pay on a second property?
Singapore Citizens pay 20% ABSD on their second residential property. On a $2M condo, that is $400,000 in ABSD — paid in cash — on top of $69,600 BSD. Total stamp duty: $469,600.
Can married couples avoid ABSD on a second property?
Yes, through ABSD remission. If one spouse sells their existing property within 6 months of buying the new one, the 20% ABSD can be refunded. You must pay it upfront in cash first, then apply for remission after selling.
What is decoupling and how does it help with ABSD?
Decoupling means one spouse transfers their share of the current property to the other spouse. The "freed" spouse now owns zero properties and can buy the next one at 0% ABSD as a first-time buyer. BSD and legal fees apply on the transfer.
Can I use CPF to pay ABSD?
No. ABSD must be paid entirely in cash. BSD ($69,600 on a $2M property) can be paid from CPF OA, but ABSD ($400,000 on a $2M second property) must come from your bank account.
Does ABSD apply if I buy a second property under a trust?
Yes. Properties held in trust are subject to ABSD. In fact, trustees pay 65% ABSD on any residential property purchase. Using a trust to avoid ABSD does not work and will cost significantly more.
Related
Last updated Feb 2026. ABSD rates effective 27 Apr 2023, BSD rates effective 15 Feb 2023 (IRAS). This is a calculation, not financial advice.