Answer
Stamp Duty on an $800K HDB in Singapore
$800K is the growing reality for 5-room resale flats in mature estates. Here's the exact stamp duty math.
Answer: Stamp duty on an $800,000 HDB flat in Singapore is $18,600 (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) + $13,200 (3% on remaining $440K). That's 2.33% of the purchase price. The full amount can be paid from CPF OA.
BSD Breakdown — $800,000
| Bracket | Rate | Amount | Tax |
|---|---|---|---|
| First $180,000 | 1% | $180,000 | $1,800 |
| $180,001 – $360,000 | 2% | $180,000 | $3,600 |
| $360,001 – $800,000 | 3% | $440,000 | $13,200 |
| Total BSD | $18,600 | ||
Total Stamp Duty by Buyer Profile
Purchase price: $800,000
| Profile | BSD | ABSD | Total |
|---|---|---|---|
| SC, 1st property | $18,600 | $0 | $18,600 |
| SC, 2nd property | $18,600 | $160,000 | $178,600 |
| SC, 3rd+ property | $18,600 | $240,000 | $258,600 |
| PR, 1st property | $18,600 | $40,000 | $58,600 |
| PR, 2nd property | $18,600 | $240,000 | $258,600 |
| PR, 3rd+ property | $18,600 | $280,000 | $298,600 |
ABSD rates effective 27 Apr 2023 (IRAS). Foreigners cannot buy HDB resale flats. BSD payable from CPF OA. ABSD must be in cash.
What Can Be Paid from CPF?
| Component | CPF OA? | Cash Only? |
|---|---|---|
| BSD ($18,600) | Yes | No |
| ABSD (if any) | No | Cash only |
| Down payment — HDB loan (20% = $160,000) | Full amount from CPF | No min cash |
| Down payment — bank loan (25% = $200,000) | Up to 20% ($160,000) | 5% must be cash ($40,000) |
HDB loan: no min cash for down payment. Bank loan: 5% minimum cash, rest from CPF OA.
Why $800K Matters
Five-room resale flats in mature estates — Toa Payoh, Queenstown, Bishan, Ang Mo Kio — are now regularly crossing $800K. This price point used to be condo territory. At $800K, your BSD alone is $18,600, and if you're upgrading to a condo next, that CPF used for stamp duty compounds at 2.5% as accrued interest until you sell.
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 an $800,000 HDB flat?
Stamp duty (BSD) on an $800,000 HDB flat is $18,600. For a first-time Singapore Citizen, no ABSD applies. The BSD breaks down as: $1,800 (1% on first $180K) + $3,600 (2% on next $180K) + $13,200 (3% on remaining $440K).
Which HDB flats cost $800K?
5-room and executive resale HDB flats in mature estates like Toa Payoh, Queenstown, Bishan, and Ang Mo Kio regularly transact at $700K–$900K. Some premium 4-room flats in central locations also cross the $800K mark.
Can I pay the full $18,600 stamp duty from CPF?
Yes. BSD on HDB purchases can be fully paid from your CPF OA. ABSD (if applicable for 2nd property or PR buyers) must be paid in cash.
Does a PR pay more stamp duty on an $800K HDB?
Yes. A PR buying their first property pays $18,600 BSD + $40,000 ABSD (5%) = $58,600 total. The ABSD portion must be paid in cash.
Is stamp duty based on purchase price or valuation for HDB?
Stamp duty is calculated on the higher of the purchase price or the market valuation. For most HDB resale transactions, the purchase price is at or above valuation, so it is typically based on the purchase price.
Related
- Stamp Duty Calculator — any price, any buyer profile
- Stamp Duty on a $500K HDB — 4-room resale price point
- Stamp Duty on a $1M Condo
- HDB Loan vs Bank Loan Guide
- CPF Accrued Interest 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.