Answer
Seller's Stamp Duty (SSD) Rates 2026 — New 4-Year Rule
The government tightened SSD rules in July 2025 to cool the property market. The holding period went from 3 years to 4, and every rate tier jumped by 4 percentage points. Here's exactly what that means for you.
Answer: SSD holding period was extended to 4 years from 4 July 2025. New rates: 16% (Year 1), 12% (Year 2), 8% (Year 3), 4% (Year 4). Sell after 4 years = no SSD. Previously it was 12%/8%/4% within 3 years.
New vs Old SSD Rates
Effective 4 July 2025
| Holding Period | Old Rate (before 4 Jul 2025) | New Rate (from 4 Jul 2025) | Change |
|---|---|---|---|
| Within 1 year | 12% | 16% | +4% |
| 1–2 years | 8% | 12% | +4% |
| 2–3 years | 4% | 8% | +4% |
| 3–4 years | 0% | 4% | +4% |
| After 4 years | 0% | 0% | — |
Old rates applied from 11 Mar 2017 to 3 Jul 2025. New rates apply to properties where OTP was exercised/accepted on or after 4 Jul 2025.
When Does the 4-Year Rule Apply?
OTP exercised on or after 4 Jul 2025 — you are on the new 4-year SSD schedule. It doesn't matter when the OTP was granted — what counts is the date it was exercised or accepted.
OTP exercised before 4 Jul 2025 — the old 3-year SSD schedule applies. If you bought your condo in June 2025, you only need to hold 3 years.
Under-construction properties — the holding period starts from the date of the S&P agreement, not from TOP or key collection. This is a common misunderstanding.
SSD on a $1,000,000 Property
New rates (purchased on or after 4 Jul 2025)
| Sell Within | SSD Rate | SSD Amount |
|---|---|---|
| Year 1 | 16% | $160,000 |
| Year 2 | 12% | $120,000 |
| Year 3 | 8% | $80,000 |
| Year 4 | 4% | $40,000 |
| After 4 years | 0% | $0 |
SSD on a $2,000,000 Property
New rates (purchased on or after 4 Jul 2025)
| Sell Within | SSD Rate | SSD Amount |
|---|---|---|
| Year 1 | 16% | $320,000 |
| Year 2 | 12% | $240,000 |
| Year 3 | 8% | $160,000 |
| Year 4 | 4% | $80,000 |
| After 4 years | 0% | $0 |
Selling a $2M property in Year 1 means paying $320,000 in SSD — that's 16% gone before you factor in agent fees, legal costs, or whether you even made a profit.
How to Avoid SSD
Hold for 4+ years — the simplest approach. After 4 years from purchase date, SSD drops to 0%. This is the golden rule for any property bought from July 2025 onwards.
Check your purchase date — if you bought before 4 Jul 2025, the old 3-year rule still applies. You may already be past the SSD window.
Factor SSD into exit planning — if there's any chance you'll need to sell within 4 years (job move, divorce, cash crunch), budget the SSD cost upfront. Don't get caught off guard.
SSD Exemptions
SSD exemptions are rare and narrowly defined. You can sell within 4 years without paying SSD only in these cases:
| Exemption | Details |
|---|---|
| Death of owner | Transfer to beneficiaries under a will or intestacy. SSD does not apply. |
| Bankruptcy | Transfer to the Official Assignee. SSD is waived. |
| Government compulsory acquisition | Property acquired by the government under the Land Acquisition Act. |
| Court order (divorce) | Transfer between divorcing spouses under a court order. |
| HDB exercising right of first refusal | Applies to resale HDB flats where HDB exercises its right to buy back. |
Job relocation, financial hardship, and moving overseas are NOT valid exemptions. You will still owe SSD if you sell within the holding period.
Planning to buy? Run your full numbers first.
SSD is just one cost. Check your total stamp duty, cash needed, and monthly payment before committing.
FAQ
When did the new 4-year SSD rule start?
The new SSD rates took effect on 4 July 2025, 12:00am. They apply to all residential properties where the OTP was exercised or accepted on or after that date. If you exercised your OTP before 4 July 2025, the old 3-year rules still apply.
What are the new SSD rates in 2026?
For properties purchased on or after 4 July 2025: 16% (within 1 year), 12% (1-2 years), 8% (2-3 years), 4% (3-4 years), 0% (after 4 years). Each tier is 4 percentage points higher than the old rates.
Does SSD apply to HDB flats?
Technically yes, but practically no for most owners. BTO and DBSS flats have a 5-year Minimum Occupation Period (MOP) which exceeds the 4-year SSD window. Resale HDB buyers could be affected if they resell within 4 years.
Is SSD calculated on purchase price or selling price?
SSD is calculated on the selling price or market value of the property, whichever is higher. If you sell for $2M but the market value is $2.1M, SSD is based on $2.1M.
Can I get an SSD exemption if I need to sell early?
SSD exemptions are very limited. They include: transfer due to death, transfer by court order (divorce), transfer to the government for compulsory acquisition, and transfer by a bankrupt to the Official Assignee. Job relocation or financial hardship are not valid exemptions.
Related
Last updated Feb 2026. New SSD rates effective 4 Jul 2025 (MAS/IRAS). Old rates applied from 11 Mar 2017 to 3 Jul 2025. This is informational, not financial advice.