Answer
Stamp Duty on a $4M Condo in Singapore
At $4M, you're into the 6% BSD bracket. The numbers get steep fast — especially if ABSD kicks in. Here's the full breakdown.
Answer: BSD on a $4,000,000 condo is $179,600 for a Singapore Citizen buying their first property. The BSD breaks down as: $1,800 (1% on first $180K) + $3,600 (2% on next $180K) + $19,200 (3% on next $640K) + $20,000 (4% on next $500K) + $75,000 (5% on next $1.5M) + $60,000 (6% on remaining $1M above $3M). Effective rate: 4.49%. Add ABSD by profile: SC 2nd = $800,000, PR 1st = $200,000, Foreigner = $2,400,000.
BSD Breakdown — $4,000,000
| Bracket | Rate | Amount | Tax |
|---|---|---|---|
| First $180,000 | 1% | $180,000 | $1,800 |
| $180,001 – $360,000 | 2% | $180,000 | $3,600 |
| $360,001 – $1,000,000 | 3% | $640,000 | $19,200 |
| $1,000,001 – $1,500,000 | 4% | $500,000 | $20,000 |
| $1,500,001 – $3,000,000 | 5% | $1,500,000 | $75,000 |
| $3,000,001 – $4,000,000 | 6% | $1,000,000 | $60,000 |
| Total BSD | $179,600 | ||
Effective BSD rate: 4.49%. BSD rates effective 15 Feb 2023 (IRAS).
ABSD by Buyer Profile
Purchase price: $4,000,000
| Profile | ABSD Rate | ABSD Amount |
|---|---|---|
| SC, 1st property | 0% | $0 |
| SC, 2nd property | 20% | $800,000 |
| SC, 3rd+ property | 30% | $1,200,000 |
| PR, 1st property | 5% | $200,000 |
| PR, 2nd property | 30% | $1,200,000 |
| PR, 3rd+ property | 35% | $1,400,000 |
| Foreigner | 60% | $2,400,000 |
ABSD rates effective 27 Apr 2023 (IRAS). ABSD must be paid in cash — CPF cannot be used.
Total Stamp Duty by Buyer Profile
BSD ($179,600) + ABSD
| Profile | BSD | ABSD | Total | Effective Rate |
|---|---|---|---|---|
| SC, 1st property | $179,600 | $0 | $179,600 | 4.49% |
| SC, 2nd property | $179,600 | $800,000 | $979,600 | 24.49% |
| SC, 3rd+ property | $179,600 | $1,200,000 | $1,379,600 | 34.49% |
| PR, 1st property | $179,600 | $200,000 | $379,600 | 9.49% |
| PR, 2nd property | $179,600 | $1,200,000 | $1,379,600 | 34.49% |
| Foreigner | $179,600 | $2,400,000 | $2,579,600 | 64.49% |
A foreigner buying a $4M condo pays $2,579,600 in stamp duty. The total cost of the property is effectively $6,579,600.
BSD at Different Price Points
For context, here's how the BSD scales. The 6% bracket only kicks in above $3M.
| Purchase Price | BSD | Effective Rate |
|---|---|---|
| $1,500,000 | $44,600 | 2.97% |
| $2,000,000 | $69,600 | 3.48% |
| $3,000,000 | $119,600 | 3.99% |
| $4,000,000 | $179,600 | 4.49% |
| $5,000,000 | $239,600 | 4.79% |
The jump from $3M to $4M adds $60,000 in BSD due to the 6% bracket. Above $3M, every additional $1M costs $60,000 in BSD.
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FAQ
How much is stamp duty on a $4 million condo in Singapore?
For a Singapore Citizen buying their first property, BSD is $179,600. No ABSD applies. For a second property, add 20% ABSD ($800,000) for a total of $979,600. That’s nearly $1 million in stamp duty alone.
How is BSD calculated on $4 million?
BSD uses progressive brackets: 1% on first $180K ($1,800) + 2% on next $180K ($3,600) + 3% on next $640K ($19,200) + 4% on next $500K ($20,000) + 5% on next $1.5M ($75,000) + 6% on remaining $1M ($60,000) = $179,600 total.
What ABSD does a foreigner pay on a $4M condo?
A foreigner pays 60% ABSD: $2,400,000. Plus BSD of $179,600. Total stamp duty: $2,579,600. That’s 64.5% of the purchase price in stamp duty alone.
Can I use CPF to pay BSD on a $4M condo?
Yes. The full BSD of $179,600 can be paid from your CPF Ordinary Account. However, ABSD (if applicable) must be paid entirely in cash. For a SC buying a second property, that’s $800,000 in cash for ABSD alone.
What is the effective stamp duty rate on $4M?
The effective BSD rate is 4.49% ($179,600 / $4,000,000). For a SC 2nd property, the effective total rate is 24.49% (BSD + 20% ABSD). For a foreigner, it’s 64.49% (BSD + 60% ABSD).
Is there any way to reduce stamp duty on a $4M condo?
BSD cannot be reduced. For ABSD: married SC couples can apply for ABSD remission if buying a matrimonial home and disposing of the first property within 6 months. Decoupling (transferring ownership to one spouse) can also help — but involves its own stamp duty and legal costs.
Related
Last updated Feb 2026. BSD rates effective 15 Feb 2023, ABSD effective 27 Apr 2023 (IRAS). This is a calculation, not financial or legal advice.