Answer
Stamp Duty on a $5M Condo in Singapore
At $5M, you're deep into the 6% BSD bracket — and the ABSD numbers are brutal. Here's every dollar accounted for.
Answer: BSD on a $5,000,000 condo is $239,600 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) + $120,000 (6% on remaining $2M above $3M). Effective rate: 4.79%. Add ABSD by profile: SC 2nd = $1,000,000, PR 1st = $250,000, Foreigner = $3,000,000.
BSD Breakdown — $5,000,000
| 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 – $5,000,000 | 6% | $2,000,000 | $120,000 |
| Total BSD | $239,600 | ||
Effective BSD rate: 4.79%. BSD rates effective 15 Feb 2023 (IRAS).
ABSD by Buyer Profile
Purchase price: $5,000,000
| Profile | ABSD Rate | ABSD Amount |
|---|---|---|
| SC, 1st property | 0% | $0 |
| SC, 2nd property | 20% | $1,000,000 |
| SC, 3rd+ property | 30% | $1,500,000 |
| PR, 1st property | 5% | $250,000 |
| PR, 2nd property | 30% | $1,500,000 |
| PR, 3rd+ property | 35% | $1,750,000 |
| Foreigner | 60% | $3,000,000 |
ABSD rates effective 27 Apr 2023 (IRAS). ABSD must be paid in cash — CPF cannot be used.
Total Stamp Duty by Buyer Profile
BSD ($239,600) + ABSD
| Profile | BSD | ABSD | Total | Effective Rate |
|---|---|---|---|---|
| SC, 1st property | $239,600 | $0 | $239,600 | 4.79% |
| SC, 2nd property | $239,600 | $1,000,000 | $1,239,600 | 24.79% |
| SC, 3rd+ property | $239,600 | $1,500,000 | $1,739,600 | 34.79% |
| PR, 1st property | $239,600 | $250,000 | $489,600 | 9.79% |
| PR, 2nd property | $239,600 | $1,500,000 | $1,739,600 | 34.79% |
| Foreigner | $239,600 | $3,000,000 | $3,239,600 | 64.79% |
A foreigner buying a $5M condo pays $3,239,600 in stamp duty. The total cost of the property is effectively $8,239,600.
BSD at Different Price Points
For context, here's how the BSD scales. Above $3M, every additional $1M costs $60,000 in BSD.
| Purchase Price | BSD | Effective Rate |
|---|---|---|
| $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% |
| $6,000,000 | $299,600 | 4.99% |
The effective rate asymptotically approaches 6% as the price increases. At $5M, you're paying 4.79% — already close to the ceiling.
Want a different price?
Use the interactive calculator for any property price and buyer profile.
FAQ
How much is stamp duty on a $5 million condo in Singapore?
For a Singapore Citizen buying their first property, BSD is $239,600. No ABSD applies. For a second property, add 20% ABSD ($1,000,000) for a total of $1,239,600. That’s over $1.2 million in stamp duty alone.
How is BSD calculated on $5 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 $2M ($120,000) = $239,600 total.
What ABSD does a foreigner pay on a $5M condo?
A foreigner pays 60% ABSD: $3,000,000. Plus BSD of $239,600. Total stamp duty: $3,239,600. That’s 64.8% of the purchase price in stamp duty alone.
Can I use CPF to pay BSD on a $5M condo?
Yes. The full BSD of $239,600 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 $1,000,000 in cash for ABSD alone.
What is the effective stamp duty rate on $5M?
The effective BSD rate is 4.79% ($239,600 / $5,000,000). For a SC 2nd property, the effective total rate is 24.79% (BSD + 20% ABSD). For a foreigner, it’s 64.79% (BSD + 60% ABSD).
Is there any way to reduce stamp duty on a $5M 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.