Answer
Singapore Property Cooling Measures 2026
Buying property in Singapore? You'll face cooling measures designed to prevent speculation and keep prices stable. Here's everything you need to know about ABSD, LTV, TDSR, and SSD in 2026.
Quick Answer: Singapore's property cooling measures include ABSD (up to 60% stamp duty on 2nd+ properties), LTV limits (max 75% loan for first property), TDSR (55% income ratio cap), and SSD (penalty for selling within 4 years). These measures remain in effect in 2026.
All Active Cooling Measures (2026)
| Measure | What It Does | Impact |
|---|---|---|
| ABSD (Additional Buyer's Stamp Duty) | Extra stamp duty on 2nd+ properties | 0-60% tax on purchase price (depends on citizenship and property count) |
| LTV (Loan-to-Value) Limit | Maximum loan you can take | 75% max for first property, 45% for second, 35% for third+ |
| TDSR (Total Debt Servicing Ratio) | Monthly debt repayment cap | All debt repayments cannot exceed 55% of gross monthly income |
| SSD (Seller's Stamp Duty) | Penalty for selling too soon | Up to 12% tax if you sell within 4 years |
| MSR (Mortgage Servicing Ratio) — HDB only | Monthly mortgage payment cap for HDB loans | Mortgage cannot exceed 30% of gross monthly income |
ABSD Rates (as of 27 April 2023)
ABSD is calculated as a percentage of the purchase price or market value (whichever is higher).
| Buyer Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singaporean | 0% | 20% | 30% |
| Singapore PR (First-timer) | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity (Company, Trust) | 65% | 65% | 65% |
Married couples: If one spouse is SC and the other is foreigner, you pay the higher ABSD rate (foreigner rate).
LTV (Loan-to-Value) Limits
LTV limits how much you can borrow relative to the property value.
| Property Count | LTV Limit (Bank Loan) | Conditions |
|---|---|---|
| 1st Property | 75% | If loan tenure ≤30 years AND age + tenure ≤65 |
| 1st Property (longer tenure) | 55% | If tenure >30 years OR age + tenure >65 |
| 2nd Property | 45% | Applies to all 2nd properties |
| 3rd+ Property | 35% | Applies to all 3rd+ properties |
| HDB Loan (BTO or resale) | 80% | Only for first-timers buying HDB |
TDSR (Total Debt Servicing Ratio)
TDSR limits your total monthly debt repayments to 55% of your gross monthly income. This includes:
- Monthly mortgage repayments (property loan)
- Car loans
- Personal loans
- Credit card minimum payments
- Student loans
TDSR = (Total Monthly Debt Repayments) / (Gross Monthly Income) ≤ 55%
Example: Monthly income is $10,000. Maximum total debt repayments = $5,500/month. If you have $1,000/month in car loan + credit card, your mortgage can be up to $4,500/month.
Real Example: Buying a Second Property
Scenario: Singaporean buying $1.5M condo (2nd property)
- • Purchase price: $1,500,000
- • Property count: 2nd property
- • Buyer: Singaporean
Cooling measures impact:
- • ABSD (20% of $1.5M): $300,000 (must pay in cash)
- • LTV limit: 45% (can only borrow $675k)
- • Down payment required: $825,000 (55% of price) + BSD ~$56k
- • Total upfront cash: ~$1,181,000 ($825k + $300k ABSD + $56k BSD)
Without cooling measures, you'd pay ~$431k upfront instead of $1.18M. Cooling measures make 2nd properties much more expensive.
Cooling Measures History
| Date | Change |
|---|---|
| 16 Dec 2021 | ABSD increased: SC 2nd property 17%→20%, PR 1st 5%→5%, Foreigner 30%→30% |
| 15 Feb 2023 | SSD extended from 3 years to 4 years |
| 27 Apr 2023 | ABSD increased: SC 2nd 20%→20%, Foreigner 30%→60%, Entities 35%→65% |
| 2026 (current) | No changes. All cooling measures remain in effect. |
Common Questions
▶What are property cooling measures in Singapore?
Cooling measures are government policies to prevent property price speculation. Key measures: ABSD (stamp duty penalty on 2nd+ properties), LTV limits (max 75% loan), TDSR (55% income ratio cap), and SSD (penalty for selling too soon).
▶What is ABSD and how much do I pay?
Additional Buyer's Stamp Duty (ABSD) is a tax on property purchases. Singaporeans pay 0% on first property, 20% on 2nd, 30% on 3rd+. PRs pay 5% on first, 30% on 2nd+. Foreigners pay 60% on all properties.
▶What is the LTV limit for property loans?
Loan-to-Value (LTV) limit is the maximum loan you can take. For first property: 75% (if tenure ≤30 years and age+tenure ≤65). For second property: 45%. For HDB loans: 80%.
▶What is TDSR and how does it affect me?
Total Debt Servicing Ratio (TDSR) caps your monthly debt repayments (mortgage + other loans) at 55% of your gross monthly income. This limits how much you can borrow based on your existing debts.
▶Will cooling measures be lifted in 2026?
No indication from the government yet. Cooling measures were last tightened in April 2023 (ABSD increase to 60% for foreigners). They remain in effect as of 2026 to keep property prices stable.
Calculate Your Stamp Duty
Use our stamp duty calculator to see how much BSD and ABSD you'll pay.
Try the Stamp Duty Calculator →