Answer
ABSD for PR Buying Second Property
PRs face steep stamp duty on a second property. Here's the exact math and what you can do about it.
Answer: 30% of purchase price. On a $1.5M condo, that's $450,000 ABSD + $44,600 BSD = $494,600 total stamp duty. Compare: SC second property = 20%, PR first = 5%, Foreigner = 60%.
Worked Example: PR Buying $1.5M Second Condo
| Component | Rate | Amount |
|---|---|---|
| BSD (progressive tiers) | 1%–5% | $44,600 |
| ABSD (PR 2nd property) | 30% | $450,000 |
| Total Stamp Duty | $494,600 |
That's nearly 33% of the purchase price going to stamp duty alone.
ABSD Rates Comparison (2026)
ABSD rates depend on your residency status and how many properties you already own.
| Buyer Profile | 1st Property | 2nd Property | 3rd+ |
|---|---|---|---|
| Singapore Citizen (SC) | 0% | 20% | 30% |
| Permanent Resident (PR) | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity / Trust | 65% | 65% | 65% |
Rates effective 27 Apr 2023. ABSD is on top of BSD.
Strategies to Reduce ABSD
Sell first, then buy. If you sell your existing property before purchasing the next one, you pay the first-property ABSD rate (5% for PR) instead of 30%.
Married to a Singapore Citizen? The SC spouse can buy the second property in their sole name and apply for ABSD remission for married couples. This can bring the rate down to the SC's rate.
Decoupling. One spouse transfers their share to the other, freeing up one name to buy at first-property rates. Caveat: IRAS scrutinises this closely. Get legal advice.
Obtain citizenship. SCs pay 0% ABSD on their first property and 20% on their second — a meaningful saving vs 30% for PRs.
Total Stamp Duty at Different Price Points
Here's how much a PR pays in total stamp duty (BSD + 30% ABSD) for a second property at common price points.
| Purchase Price | BSD | ABSD (30%) | Total |
|---|---|---|---|
| $1,000,000 | $24,600 | $300,000 | $324,600 |
| $1,500,000 | $44,600 | $450,000 | $494,600 |
| $2,000,000 | $69,600 | $600,000 | $669,600 |
| $3,000,000 | $119,600 | $900,000 | $1,019,600 |
Calculate your exact stamp duty
Enter your purchase price, buyer profile, and number of existing properties for an exact breakdown.
FAQ
How much ABSD does a PR pay for a second property?
A Singapore Permanent Resident (PR) buying their second residential property pays 30% ABSD on the purchase price or market value, whichever is higher. This is on top of the Buyer's Stamp Duty (BSD).
Can a PR get ABSD remission for the second property?
PRs generally cannot get ABSD remission. However, if one spouse is a Singapore Citizen and the property is purchased jointly, the SC spouse may apply for ABSD remission for married couples — effectively reducing the ABSD to the SC's rate (0% for first, 20% for second).
What is decoupling and does it help avoid ABSD?
Decoupling means one spouse transfers their share of the existing property to the other, so the transferring spouse is treated as having no property. They can then buy a new property at the first-property ABSD rate (5% for PR). However, IRAS closely scrutinises decoupling arrangements and may still impose ABSD if the arrangement is deemed to circumvent stamp duty.
Do I pay ABSD on top of BSD?
Yes. ABSD is payable in addition to BSD. For a $1.5M property, a PR buying their second property pays $44,600 BSD + $450,000 ABSD = $494,600 total stamp duty.
When must ABSD be paid?
ABSD must be paid within 14 days of signing the Sale & Purchase Agreement (or the date of the contract). Late payment incurs penalties.
Related
- ABSD Singapore Guide — full breakdown
- ABSD for PR Buyers — all rates
- ABSD Remission for Married Couples
- Property Decoupling Singapore
- Stamp Duty Calculator — any price, any profile
Last updated Feb 2026. ABSD rates effective 27 Apr 2023 per IRAS. BSD rates effective 15 Feb 2023. This is informational, not financial advice.