Answer

What Is Seller's Stamp Duty (SSD) in Singapore?

Thinking of selling your property early? Here's the tax you need to know about before you list.

Answer: Seller's Stamp Duty (SSD) is a tax on selling residential property within 3 years of purchase. Rates are 12% if sold in year 1, 8% in year 2, and 4% in year 3. After 3 years — no SSD. It's calculated on the sale price or market value, whichever is higher. The holding period starts from your date of purchase (exercise of OTP/S&P), not completion.

SSD Rates by Holding Period

The rate depends on how long you've held the property since purchase.

Holding PeriodSSD RateSSD on $1M Sale
Within 1 year12%$120,000
Year 1 to 28%$80,000
Year 2 to 34%$40,000
After 3 years0%$0

Rates effective 11 Mar 2017. Applies to all residential properties including HDB, condos, and landed.

How the Holding Period Works

This is where people get tripped up. The holding period does not start from the date you collect your keys or the completion date. It starts earlier.

Start date: Date of purchase

For resale properties, this is the date you exercised the Option to Purchase (OTP). For new launches, it's the date you signed the Sale & Purchase Agreement (S&P) with the developer.

End date: Date of sale

This is the date the buyer exercises the OTP for your property. Not the completion date.

Example

You bought on 1 Jan 2024 (OTP exercised). If you sell on 15 Dec 2024, that's within year 1 — 12% SSD. If you sell on 2 Jan 2025, that's in year 2 — 8% SSD. Wait until 2 Jan 2027 — 0% SSD.

What SSD Is Calculated On

SSD is based on the sale price or market value at the time of sale, whichever is higher. IRAS determines the market value independently. This means you can't reduce SSD by selling below market — IRAS will use the higher figure.

ScenarioSale PriceMarket ValueSSD Calculated On
Sale price higher$1.2M$1.1M$1.2M
Market value higher$1.0M$1.1M$1.1M

SSD Remission & Exemptions

There is no general exemption from SSD. However, remission may apply in limited situations:

  • Inheritance: Property acquired through inheritance is exempt from SSD on disposal.
  • Divorce: Transfers between spouses under a court order in divorce proceedings.
  • Government acquisition: Property compulsorily acquired by the government.
  • HDB resale: Practically exempt because the 5-year MOP exceeds the 3-year SSD window.

For standard market sales, if you sell within 3 years, SSD applies. No negotiation.

Selling and buying again?

If you're selling early and buying a replacement, factor in both SSD on the sale and stamp duty on the new purchase.

Stamp Duty CalculatorABSD Guide

FAQ

When does the SSD holding period start?

The holding period starts from the date of purchase — specifically, the date of exercise of the Option to Purchase (OTP) or signing of the Sale & Purchase Agreement (S&P). Not the date of completion or key collection.

Does SSD apply to HDB flats?

SSD applies to all residential properties in Singapore, including HDB flats, condos, and landed homes. However, HDB flats already have a 5-year Minimum Occupation Period (MOP), so by the time you can sell, the 3-year SSD window has passed.

Is SSD calculated on the sale price or purchase price?

SSD is calculated on the sale price or market value at the time of sale, whichever is higher. Not the purchase price. IRAS uses the higher of the two figures.

Can I get SSD remission or exemption?

SSD remission may apply in specific cases: property acquired by way of inheritance, transfers between spouses on divorce, or certain government-acquired land situations. For standard sales, there is no exemption — if you sell within 3 years, you pay.

Does SSD apply if I sell at a loss?

Yes. SSD is a tax on the transaction, not on profit. Even if you sell below your purchase price, SSD is still payable based on the sale price or market value, whichever is higher.

Related

Last updated Feb 2026. SSD rates effective 11 Mar 2017. This is informational, not financial or legal advice.