Answer
Stamp Duty on a $1.8M Condo
Buying a $1.8M condo? Here's exactly what you'll pay in stamp duty — BSD plus ABSD by buyer profile.
Answer: $59,600 BSD for a $1.8M condo. SC first property = $59,600 total. SC second property = $419,600. PR first = $149,600. PR second = $599,600. Foreigner = $1,139,600.
BSD Breakdown — $1.8M
| Tier | Rate | Amount Taxed | BSD |
|---|---|---|---|
| First $180,000 | 1% | $180,000 | $1,800 |
| Next $180,000 | 2% | $180,000 | $3,600 |
| Next $640,000 | 3% | $640,000 | $19,200 |
| Next $500,000 | 4% | $500,000 | $20,000 |
| Remaining $300,000 | 5% | $300,000 | $15,000 |
| Total BSD | $1,800,000 | $59,600 | |
Effective BSD rate: 3.31%
Total Stamp Duty by Buyer Profile
| Buyer Profile | ABSD Rate | ABSD Amount | Total (BSD + ABSD) |
|---|---|---|---|
| SC — 1st property | 0% | $0 | $59,600 |
| SC — 2nd property | 20% | $360,000 | $419,600 |
| SC — 3rd+ property | 30% | $540,000 | $599,600 |
| PR — 1st property | 5% | $90,000 | $149,600 |
| PR — 2nd property | 30% | $540,000 | $599,600 |
| Foreigner | 60% | $1,080,000 | $1,139,600 |
What $1.8M Gets You
New launch — 2-bedroom or compact 3-bedroom in OCR locations (Jurong, Tampines, Woodlands). Larger units in less central areas.
Resale — 3-bedroom in RCR (Queenstown, Toa Payoh) or larger units in OCR with good floor/facing.
Salary needed — roughly $13,700/mo gross income for a 30-year loan at 75% LTV (SC first property, no other debts).
Total Upfront Cost — SC First Property
| Item | Amount |
|---|---|
| Downpayment (25%) | $450,000 |
| — 5% cash minimum | $90,000 |
| — 20% CPF/cash | $360,000 |
| BSD | $59,600 |
| Legal fees (est.) | ~$3,000 |
| Total upfront | ~$512,600 |
| Minimum cash needed | ~$152,600 |
Cash minimum = 5% downpayment ($90K) + BSD ($59,600) + legal fees (~$3K). BSD and legal fees can be paid from CPF too, which lowers the cash needed.
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FAQ
How is BSD calculated on a $1.8M property?
BSD uses progressive tiers: first $180K at 1% ($1,800), next $180K at 2% ($3,600), next $640K at 3% ($19,200), next $500K at 4% ($20,000), remaining $300K at 5% ($15,000). Total = $59,600.
When is stamp duty payable?
BSD and ABSD must be paid within 14 days of exercising the Option to Purchase (OTP) or signing the Sale & Purchase Agreement. Late payment incurs penalties.
Can I use CPF to pay stamp duty?
Yes. You can use CPF OA funds to pay both BSD and ABSD. However, keep in mind this adds to your CPF accrued interest obligation — you'll need to refund this amount plus 2.5% interest when you sell.
Is ABSD refundable?
For married Singaporean couples buying a second property: yes, if you sell your first property within 6 months of buying the second. You can apply for ABSD remission to get the 20% refunded. Other cases — generally no.
What is the effective BSD rate on $1.8M?
The effective rate is $59,600 / $1,800,000 = 3.31%. This is lower than the top marginal rate of 5% because of the progressive tier structure.
Related
- Stamp Duty on a $1.5M Condo — $44,600 BSD
- Stamp Duty on a $2M Condo — $69,600 BSD
- Salary Needed for a $1.5M Condo — $11,400/mo min
- Down Payment for First Condo — 25% (5% cash + 20% CPF)
Last updated Feb 2026. BSD rates effective 15 Feb 2023, ABSD rates effective 27 Apr 2023. This is informational, not financial advice.