Answer
Stamp Duty for Foreigners in Singapore
Singapore has the highest foreign buyer stamp duty in the world — 60% ABSD on any residential property, on top of the standard BSD. Here's the complete breakdown.
Answer: Foreigners pay 60% ABSD plus BSD (1–6%) on any residential property in Singapore. On a $2M condo, total stamp duty is $1,264,600 — that's $64,600 BSD + $1,200,000 ABSD. ABSD must be paid in cash upfront. Nationals of the US, Switzerland, Iceland, Liechtenstein, and Norway are exempt from ABSD under FTA treaties and pay the same rates as Singapore Citizens.
Foreigner Stamp Duty at Every Price Point
BSD + 60% ABSD. Cash required upfront.
| Property Price | BSD | ABSD (60%) | Total Stamp Duty | % of Price |
|---|---|---|---|---|
| $1,000,000 | $24,600 | $600,000 | $624,600 | 62.5% |
| $1,500,000 | $44,600 | $900,000 | $944,600 | 63.0% |
| $2,000,000 | $64,600 | $1,200,000 | $1,264,600 | 63.2% |
| $3,000,000 | $109,600 | $1,800,000 | $1,909,600 | 63.7% |
| $5,000,000 | $204,600 | $3,000,000 | $3,204,600 | 64.1% |
ABSD must be paid in cash — cannot come from CPF or a loan. BSD can be paid from CPF OA. Rates effective 27 Apr 2023.
Worked Example — Foreigner Buying a $2M Condo
| Component | Calculation | Amount |
|---|---|---|
| BSD — first $180K | $180,000 × 1% | $1,800 |
| BSD — $180K–$360K | $180,000 × 2% | $3,600 |
| BSD — $360K–$1M | $640,000 × 3% | $19,200 |
| BSD — $1M–$1.5M | $500,000 × 4% | $20,000 |
| BSD — $1.5M–$2M | $500,000 × 4% | $20,000 |
| Total BSD | — | $64,600 |
| ABSD | $2,000,000 × 60% | $1,200,000 |
| Total stamp duty | — | $1,264,600 |
ABSD ($1,200,000) must be in cash. BSD ($64,600) can come from CPF OA if the foreigner has a CPF account (rare).
FTA Exemptions — Who Pays Like a Singaporean?
Nationals of countries with Free Trade Agreements (FTAs) with Singapore are treated the same as Singapore Citizens for ABSD purposes. This is a massive difference — 0% ABSD on the first property vs 60%.
| Nationality | 1st Property ABSD | 2nd Property ABSD | 3rd+ Property ABSD |
|---|---|---|---|
| US national | 0% | 20% | 30% |
| Swiss national | 0% | 20% | 30% |
| Icelandic national | 0% | 20% | 30% |
| Liechtenstein national | 0% | 20% | 30% |
| Norwegian national | 0% | 20% | 30% |
| All other foreigners | 60% | 60% | 60% |
FTA exemption per IRAS. Applies to nationals, not just residents. A US citizen buying their first SG condo pays $0 ABSD.
ABSD Rates — All Buyer Profiles (2026)
| Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity (company/trust) | 65% | 65% | 65% |
ABSD rates effective 27 Apr 2023 (IRAS). Entity rate of 65% applies to all companies and trusts, regardless of beneficial owner nationality.
Entity Purchases — 65% ABSD
Buying through a company, trust, or any entity structure does not reduce ABSD — it increases it. Entities pay 65% ABSD on any residential property, compared to 60% for individual foreigners.
This rate was raised in April 2023 specifically to close the corporate structure loophole. Trustee purchases also attract 65%.
| Property Price | Entity ABSD (65%) | Entity BSD | Total |
|---|---|---|---|
| $2,000,000 | $1,300,000 | $64,600 | $1,364,600 |
| $5,000,000 | $3,250,000 | $204,600 | $3,454,600 |
How Foreigners Reduce the Tax Hit
Become a PR first. PRs pay 5% ABSD on their first property instead of 60%. On a $2M condo, that's $100,000 vs $1,200,000 — a $1,100,000 saving.
Buy commercial or industrial. No ABSD on non-residential property. Offices, shophouses, and industrial spaces have no cooling measures for any buyer.
Check FTA status. US, Swiss, Icelandic, Liechtenstein, and Norwegian nationals are treated as Singapore Citizens for ABSD. This is the single biggest savings for qualifying nationalities.
Calculate the exact stamp duty for your purchase
Enter any property price and select “Foreigner” to see the full BSD + ABSD breakdown instantly.
Stamp Duty CalculatorFAQ
How much stamp duty does a foreigner pay in Singapore?
Foreigners pay Buyer's Stamp Duty (BSD, progressive 1%–6%) plus 60% Additional Buyer's Stamp Duty (ABSD) on any residential property. On a $2M condo, that is $64,600 BSD + $1,200,000 ABSD = $1,264,600 total. ABSD must be paid in cash — it cannot come from CPF or a loan.
Are any foreigners exempt from the 60% ABSD?
Nationals of countries with Free Trade Agreements (FTAs) with Singapore — the United States, Switzerland, Iceland, Liechtenstein, and Norway — are treated the same as Singapore Citizens for ABSD purposes. A US national buying their first residential property pays 0% ABSD, same as a Singaporean.
What is the ABSD rate for a company buying property in Singapore?
Entities (companies, trusts) pay 65% ABSD on any residential property purchase — even higher than the 60% for individual foreigners. This rate was raised alongside the individual foreigner rate on 27 Apr 2023 to close the corporate structure loophole.
Can a foreigner claim back ABSD if they become a PR or Citizen?
No. ABSD paid at the time of purchase is not refundable if you later become a PR or Singapore Citizen. The ABSD rate is locked in based on your status at the date of purchase. The only remission applies to married couples (SC+SC or SC+PR) buying a second property and selling the first within 6 months.
Do foreigners pay ABSD on commercial or industrial property?
No. ABSD only applies to residential property. Foreigners can buy commercial property (offices, shophouses, retail), industrial property (warehouses, factories), and land zoned for non-residential use without any ABSD. This makes non-residential property attractive for foreign investors.
Related
- Can Foreigners Buy Property in Singapore? — what you can and cannot buy
- Can Foreigners Buy Landed Property?
- ABSD for PR Buyers — 5% first property
- Stamp Duty Calculator — any price, any buyer profile
- Stamp Duty on a $2M Condo
Last updated Feb 2026. ABSD rates effective 27 Apr 2023 (IRAS). BSD rates effective 15 Feb 2023. FTA exemptions per IRAS circular. This is informational, not financial or legal advice.