Answer
Stamp Duty on a $500K HDB in Singapore
$500K is a common price point for 4-room resale HDB flats. Here's the exact stamp duty breakdown — and how it differs between HDB loan and bank loan.
Answer: Stamp duty on a $500,000 HDB flat in Singapore is $9,600 (BSD) for a Singapore Citizen buying their first property. No ABSD applies. The BSD breaks down as: $1,800 (1% on first $180K) + $3,600 (2% on next $180K) + $4,200 (3% on remaining $140K). That's 1.92% of the purchase price. The full amount can be paid from CPF OA.
BSD Breakdown — $500,000
| Bracket | Rate | Amount | Tax |
|---|---|---|---|
| First $180,000 | 1% | $180,000 | $1,800 |
| $180,001 – $360,000 | 2% | $180,000 | $3,600 |
| $360,001 – $500,000 | 3% | $140,000 | $4,200 |
| Total BSD | $9,600 | ||
Total Stamp Duty by Buyer Profile
Purchase price: $500,000
| Profile | BSD | ABSD | Total |
|---|---|---|---|
| SC, 1st property | $9,600 | $0 | $9,600 |
| SC, 2nd property | $9,600 | $100,000 | $109,600 |
| SC, 3rd+ property | $9,600 | $150,000 | $159,600 |
| PR, 1st property | $9,600 | $25,000 | $34,600 |
| PR, 2nd property | $9,600 | $150,000 | $159,600 |
| PR, 3rd+ property | $9,600 | $175,000 | $184,600 |
ABSD rates effective 27 Apr 2023 (IRAS). Foreigners cannot buy HDB resale flats. BSD payable from CPF OA. ABSD must be in cash.
HDB Loan vs Bank Loan — Cash Requirements
BSD is the same, but the down payment structure is very different
| Component | HDB Loan | Bank Loan |
|---|---|---|
| LTV (max loan) | 80% ($400,000) | 75% ($375,000) |
| Down payment | 20% ($100,000) | 25% ($125,000) |
| Min cash portion | $0 | $25,000 (5%) |
| CPF for down payment | $100,000 | $100,000 |
| BSD | $9,600 | $9,600 |
| Min cash needed | $0 | $25,000 |
HDB loan has no minimum cash component — entire down payment can come from CPF OA. Bank loan requires at least 5% in cash.
Want a different price?
Use the interactive calculator to get the exact breakdown for any HDB or condo price.
Stamp Duty CalculatorFAQ
How much is stamp duty on a $500,000 HDB flat?
Stamp duty (BSD) on a $500,000 HDB flat is $9,600. This applies to all buyers regardless of residency or number of properties owned. HDB purchases do not attract ABSD for Singapore Citizens buying their first property.
Can I pay HDB stamp duty using CPF?
Yes. The full $9,600 BSD on a $500K HDB can be paid from your CPF OA. If you are taking an HDB loan, stamp duty is calculated on the purchase price. There is no separate valuation-based calculation for HDB loans.
Is stamp duty the same for HDB loan and bank loan?
Yes, the BSD amount ($9,600 on $500K) is the same whether you take an HDB loan or a bank loan. The difference is in cash requirements — HDB loan needs 10% down (vs 25% for bank loan), with no minimum cash component.
Do I pay ABSD on a $500K HDB as a first-time buyer?
No. Singapore Citizens buying their first residential property pay 0% ABSD. PRs buying their first property pay 5% ABSD ($25,000). You cannot buy an HDB resale flat as a foreigner.
When do I pay stamp duty on my HDB purchase?
Stamp duty must be paid within 14 days of signing the Option to Purchase (OTP) or the Sale & Purchase Agreement. Your conveyancing lawyer will handle the IRAS submission.
Related
- Stamp Duty Calculator — any price, any buyer profile
- Stamp Duty on an $800K HDB — 5-room resale in mature estates
- Stamp Duty on a $1M Condo
- HDB Loan vs Bank Loan Guide
- HDB to Condo Affordability Calculator
Last updated Feb 2026. BSD rates effective 15 Feb 2023, ABSD rates effective 27 Apr 2023 (IRAS). This is a calculation, not financial advice.