Answer

Singapore Capital Gains Tax on Property — Seller Stamp Duty (SSD) Explained

Q: Does Singapore have capital gains tax on property?

No, Singapore has no capital gains tax on property sales. You do not pay tax on profits from selling your residential property — whether it's HDB, condo, landed, or EC. The sale proceeds (minus CPF refund, loan settlement, agent fees) are yours to keep, tax-free. This applies to owner-occupied properties, investment properties, and inherited properties. Example: You bought a condo for $1M in 2020, sell for $1.5M in 2026. Gain = $500K. Capital gains tax = $0. However, there IS a substitute: Seller's Stamp Duty (SSD). If you sell within 4 years of purchase, you pay SSD on the selling price (not the gain). SSD rates: Sell within 1 year = 12% of selling price. Sell within 2 years = 8%. Sell within 3 years = 4%. Sell after 3 years = 0%. This is NOT a capital gains tax (which taxes profit). SSD taxes the full selling price if you sell too early. It's a transaction tax designed to discourage property flipping. Residential properties only — industrial and commercial properties follow different rules.

Q: How does Seller's Stamp Duty (SSD) work?

SSD is a tax on the selling price if you sell a residential property within 4 years of purchase. It's based on holding period, not profit. SSD Rates (Residential Property): Hold < 1 year → 12% of selling price. Hold 1–2 years → 8% of selling price. Hold 2–3 years → 4% of selling price. Hold 3–4 years → 0%. Hold 4+ years → 0%. Example: You bought a condo for $2M in Jan 2023, sell for $2.5M in Dec 2024 (hold period: 23 months). SSD = 8% of $2.5M = $200K. You pay $200K SSD to IRAS. Your net proceeds = $2.5M - $200K SSD - loan settlement - CPF refund - agent fees. Note: SSD is calculated on selling price, not gain. Even if you sell at a loss, you still pay SSD if within the holding period. Example: Bought $2M, sell $1.8M (loss $200K) after 1.5 years. SSD = 8% of $1.8M = $144K. You lost $200K on the sale AND pay $144K SSD. Total loss = $344K. This makes forced sales within 3 years extremely painful. Only sell early if absolutely necessary (divorce, death, financial hardship).

Q: Are there exemptions to SSD?

Yes. SSD is waived in specific cases: (1) Owner-Occupied Property (OOP) Exemption: If the property was your main residence for the entire holding period AND you didn't own any other residential property in Singapore during that time, SSD may be waived. But you must apply for exemption — it's not automatic. IRAS reviews case-by-case. (2) Divorce: If selling due to legal divorce proceedings and the property was held jointly, SSD may be remitted. Provide divorce decree and court order. (3) Death: If the owner passed away and the estate is selling the property, SSD may be waived. (4) Financial Hardship: In extreme cases (bankruptcy, unemployment, medical emergencies), IRAS may grant remission. Not guaranteed — you must provide evidence and apply formally. HDB Flats: SSD does NOT apply to HDB flats. HDB has its own resale restrictions (MOP), but there's no SSD when you sell an HDB. EC: SSD applies to EC. Even though EC has a 5-year MOP (can't sell), if you sell right after MOP (Year 5), SSD applies if the holding period from purchase date is <4 years. Example: EC bought in 2021, TOP in 2023, MOP ends 2028. If you sell in 2028, holding period = 7 years. No SSD. If you sell in 2025 (hold period 4 years from purchase, but MOP not met), you can't sell anyway due to MOP.

Q: What about investment properties — do I pay capital gains tax?

No capital gains tax, but SSD applies if you sell within 4 years. Investment property = any residential property you don't live in (you rent it out or leave it vacant). Same SSD rules: sell within 1 year = 12%, 1–2 years = 8%, 2–3 years = 4%, 3–4 years = 0%, 4+ years = 0%. No special tax treatment for investment properties. Singapore does not distinguish between owner-occupied and investment properties for capital gains purposes — both are tax-free on the gain. The only difference: you can't claim OOP exemption for SSD if it's an investment property. If you're a property trader (buying/selling multiple properties frequently as a business), IRAS may classify you as carrying on a trade in property. In that case, profits are taxed as income (not capital gains). This is rare and applies only to professional developers or serial flippers who buy/sell 5+ properties within a few years as their primary income source. For typical investors (buy 1–2 properties, hold long-term, rent out), profits are tax-free.

Q: Do I pay tax on rental income from my investment property?

Yes, rental income is taxable. Even though there's no capital gains tax on property sales, rental income is subject to income tax. Singapore residents: Rental income is added to your total assessable income and taxed at progressive rates (0%–24%). Example: Your salary is $80K/yr, rental income is $30K/yr. Total income = $110K. Tax on $110K at progressive rates ~$8K (effective ~7.3%). Non-residents: Rental income is taxed at flat 24% or progressive rates, whichever is higher. Allowable deductions: Property tax, mortgage interest (for the rental property), maintenance, insurance, agent fees. You can't deduct mortgage principal, renovation, or furniture (these are capital expenses, not deductible). If your rental expenses exceed rental income (negative rental yield), the loss can offset your other income, reducing your total tax bill. Example: Rental income $30K, deductible expenses $35K. Net rental income = -$5K. Your total assessable income drops by $5K, lowering your tax. CPF rental top-up: If you use CPF to pay for the rental property's mortgage, you must still top up CPF when you sell (principal + interest). CPF usage is NOT a deductible expense for rental income tax.

Q: What if I inherit property — do I pay capital gains tax when I sell?

No capital gains tax on inherited property sales. Singapore does not have inheritance tax or estate duty (abolished in 2008). When you inherit property: (1) No tax on receiving the property. (2) No capital gains tax when you sell it later. (3) SSD applies if you sell within 4 years of the DECEASED'S purchase date (not your inheritance date). Example: Your parent bought a condo in 2020, passed away in 2024, you inherited it. You sell in 2025. Holding period = 5 years (from 2020 purchase, not 2024 inheritance). SSD = 0%. If they bought in 2022, passed away 2024, you sell 2025: holding period = 3 years. SSD = 4% of selling price. Property tax after inheritance: If you already own a property and inherit another, the inherited property is classified as investment property. Property tax rate jumps to 12%–36% (non-owner-occupied rate) instead of 0–32% (owner-occupied rate). You can sell your current property or the inherited property to avoid dual ownership and high property tax. Timing: Sell the less valuable one first, or the one with lower SSD liability.

Singapore has no capital gains tax on property sales. But if you sell within 4 years, Seller's Stamp Duty (SSD) applies. Here's how it works and when you're exempt.

Answer: Singapore has no capital gains tax on residential property. Sale profits are tax-free. But Seller's Stamp Duty (SSD) applies if you sell within 4 years of purchase: 12% if sold <1 year, 8% if 1–2 years, 4% if 2–3 years, 0% after 3 years. SSD is calculated on selling price (not profit). Example: sell $2.5M condo after 1.5 years → pay $200K SSD (8% of $2.5M). Exemptions: owner-occupied properties (OOP), divorce, death. HDB flats have no SSD (only MOP). Rental income is taxable, but sale proceeds are not.

Seller's Stamp Duty (SSD) Rates

Residential property (condo, landed, EC)

Holding Period	SSD Rate	Example ($2M Sale)
< 1 year	12%	$240K
1–2 years	8%	$160K
2–3 years	4%	$80K
3–4 years	0%	$0
4+ years	0%	$0

Holding period starts from purchase completion date (not OTP date). SSD is payable within 14 days of sale completion.

Property Taxes in Singapore: What You Pay

Tax Type	Rate	When It Applies
Capital Gains Tax	0%	Never (no CGT in Singapore)
Seller's Stamp Duty	0–12%	If sold within 4 years
Buyer's Stamp Duty	1–6%	Paid by buyer on purchase
ABSD	0–60%	2nd property, foreigners
Rental Income Tax	0–24%	Annual tax on rental income
Property Tax	0–36%	Annual tax on property value

SSD Calculation Example

Scenario: Bought $2M condo in Jan 2023, sell $2.5M in Dec 2024 (hold period: 23 months)

Selling price$2,500,000

Holding period23 months (1–2 years)

SSD rate8%

SSD payable$200,000

Even though you made $500K profit, you pay $200K SSD for selling early. Net gain after SSD = $300K.

Calculate your stamp duty costs

Use the stamp duty calculator to see BSD, ABSD, and SSD for your property transaction.

Stamp Duty Calculator

FAQ

Does Singapore have capital gains tax on property?

No, Singapore has no capital gains tax on property sales. You do not pay tax on profits from selling your residential property — whether it's HDB, condo, landed, or EC. The sale proceeds (minus CPF refund, loan settlement, agent fees) are yours to keep, tax-free. This applies to owner-occupied properties, investment properties, and inherited properties. Example: You bought a condo for $1M in 2020, sell for $1.5M in 2026. Gain = $500K. Capital gains tax = $0. However, there IS a substitute: Seller's Stamp Duty (SSD). If you sell within 4 years of purchase, you pay SSD on the selling price (not the gain). SSD rates: Sell within 1 year = 12% of selling price. Sell within 2 years = 8%. Sell within 3 years = 4%. Sell after 3 years = 0%. This is NOT a capital gains tax (which taxes profit). SSD taxes the full selling price if you sell too early. It's a transaction tax designed to discourage property flipping. Residential properties only — industrial and commercial properties follow different rules.

How does Seller's Stamp Duty (SSD) work?

SSD is a tax on the selling price if you sell a residential property within 4 years of purchase. It's based on holding period, not profit. SSD Rates (Residential Property): Hold < 1 year → 12% of selling price. Hold 1–2 years → 8% of selling price. Hold 2–3 years → 4% of selling price. Hold 3–4 years → 0%. Hold 4+ years → 0%. Example: You bought a condo for $2M in Jan 2023, sell for $2.5M in Dec 2024 (hold period: 23 months). SSD = 8% of $2.5M = $200K. You pay $200K SSD to IRAS. Your net proceeds = $2.5M - $200K SSD - loan settlement - CPF refund - agent fees. Note: SSD is calculated on selling price, not gain. Even if you sell at a loss, you still pay SSD if within the holding period. Example: Bought $2M, sell $1.8M (loss $200K) after 1.5 years. SSD = 8% of $1.8M = $144K. You lost $200K on the sale AND pay $144K SSD. Total loss = $344K. This makes forced sales within 3 years extremely painful. Only sell early if absolutely necessary (divorce, death, financial hardship).

Are there exemptions to SSD?

Yes. SSD is waived in specific cases: (1) Owner-Occupied Property (OOP) Exemption: If the property was your main residence for the entire holding period AND you didn't own any other residential property in Singapore during that time, SSD may be waived. But you must apply for exemption — it's not automatic. IRAS reviews case-by-case. (2) Divorce: If selling due to legal divorce proceedings and the property was held jointly, SSD may be remitted. Provide divorce decree and court order. (3) Death: If the owner passed away and the estate is selling the property, SSD may be waived. (4) Financial Hardship: In extreme cases (bankruptcy, unemployment, medical emergencies), IRAS may grant remission. Not guaranteed — you must provide evidence and apply formally. HDB Flats: SSD does NOT apply to HDB flats. HDB has its own resale restrictions (MOP), but there's no SSD when you sell an HDB. EC: SSD applies to EC. Even though EC has a 5-year MOP (can't sell), if you sell right after MOP (Year 5), SSD applies if the holding period from purchase date is <4 years. Example: EC bought in 2021, TOP in 2023, MOP ends 2028. If you sell in 2028, holding period = 7 years. No SSD. If you sell in 2025 (hold period 4 years from purchase, but MOP not met), you can't sell anyway due to MOP.

What about investment properties — do I pay capital gains tax?

No capital gains tax, but SSD applies if you sell within 4 years. Investment property = any residential property you don't live in (you rent it out or leave it vacant). Same SSD rules: sell within 1 year = 12%, 1–2 years = 8%, 2–3 years = 4%, 3–4 years = 0%, 4+ years = 0%. No special tax treatment for investment properties. Singapore does not distinguish between owner-occupied and investment properties for capital gains purposes — both are tax-free on the gain. The only difference: you can't claim OOP exemption for SSD if it's an investment property. If you're a property trader (buying/selling multiple properties frequently as a business), IRAS may classify you as carrying on a trade in property. In that case, profits are taxed as income (not capital gains). This is rare and applies only to professional developers or serial flippers who buy/sell 5+ properties within a few years as their primary income source. For typical investors (buy 1–2 properties, hold long-term, rent out), profits are tax-free.

Do I pay tax on rental income from my investment property?

Yes, rental income is taxable. Even though there's no capital gains tax on property sales, rental income is subject to income tax. Singapore residents: Rental income is added to your total assessable income and taxed at progressive rates (0%–24%). Example: Your salary is $80K/yr, rental income is $30K/yr. Total income = $110K. Tax on $110K at progressive rates ~$8K (effective ~7.3%). Non-residents: Rental income is taxed at flat 24% or progressive rates, whichever is higher. Allowable deductions: Property tax, mortgage interest (for the rental property), maintenance, insurance, agent fees. You can't deduct mortgage principal, renovation, or furniture (these are capital expenses, not deductible). If your rental expenses exceed rental income (negative rental yield), the loss can offset your other income, reducing your total tax bill. Example: Rental income $30K, deductible expenses $35K. Net rental income = -$5K. Your total assessable income drops by $5K, lowering your tax. CPF rental top-up: If you use CPF to pay for the rental property's mortgage, you must still top up CPF when you sell (principal + interest). CPF usage is NOT a deductible expense for rental income tax.

What if I inherit property — do I pay capital gains tax when I sell?

No capital gains tax on inherited property sales. Singapore does not have inheritance tax or estate duty (abolished in 2008). When you inherit property: (1) No tax on receiving the property. (2) No capital gains tax when you sell it later. (3) SSD applies if you sell within 4 years of the DECEASED'S purchase date (not your inheritance date). Example: Your parent bought a condo in 2020, passed away in 2024, you inherited it. You sell in 2025. Holding period = 5 years (from 2020 purchase, not 2024 inheritance). SSD = 0%. If they bought in 2022, passed away 2024, you sell 2025: holding period = 3 years. SSD = 4% of selling price. Property tax after inheritance: If you already own a property and inherit another, the inherited property is classified as investment property. Property tax rate jumps to 12%–36% (non-owner-occupied rate) instead of 0–32% (owner-occupied rate). You can sell your current property or the inherited property to avoid dual ownership and high property tax. Timing: Sell the less valuable one first, or the one with lower SSD liability.

Stamp Duty Calculator — BSD + ABSD + SSD calculation
ABSD for 2nd Property — 20% ABSD breakdown
Property Investment Tax — rental income tax rules

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Last updated Feb 2026. SSD rates per IRAS (effective 11 Mar 2017). No capital gains tax per Singapore tax law. Rental income tax rates per IRAS progressive tax schedule. Property tax rates per IRAS. This is general tax information, not tax advice. Consult a tax professional for your specific situation.