Answer
Stamp Duty for PR Buying First Property
PRs don't get the same deal as citizens. You pay ABSD from property number one. Here's what it actually costs.
Answer: $74,600 total on a $1M property (BSD $24,600 + ABSD $50,000). PRs pay 5% ABSD on their first property — unlike SCs who pay 0%. Married to an SC? You may be able to claim ABSD remission.
ABSD Rates: PR vs SC
| Property | Singapore Citizen | PR |
|---|---|---|
| 1st property | 0% | 5% |
| 2nd property | 20% | 30% |
| 3rd and beyond | 30% | 35% |
Rates effective 27 Apr 2023. ABSD is calculated on the higher of purchase price or market value.
Total Stamp Duty: PR 1st Property Examples
| Purchase Price | BSD | ABSD (5%) | Total |
|---|---|---|---|
| $1,000,000 | $24,600 | $50,000 | $74,600 |
| $1,500,000 | $44,600 | $75,000 | $119,600 |
| $2,000,000 | $69,600 | $100,000 | $169,600 |
| $2,500,000 | $99,600 | $125,000 | $224,600 |
| $3,000,000 | $129,600 | $150,000 | $279,600 |
BSD uses the progressive rate structure (1%–6%). ABSD is a flat 5% on the full price.
Married to a Singapore Citizen?
If you're a PR married to a Singapore Citizen, you have two strategies to avoid or recover the 5% ABSD:
Buy in SC spouse's name — the SC spouse buys as sole owner. 0% ABSD for SC first property. Simplest approach, but the property is legally in one name only.
Buy jointly, claim ABSD remission — both names on the title. Pay 5% ABSD upfront, then apply to IRAS for remission. Must be legally married, both must not own other property, and the property must be for own occupation.
On a $2M property, the ABSD remission saves you $100,000. Worth the paperwork.
How Much More Does a PR Pay vs SC?
| Purchase Price | SC Total Stamp Duty | PR Total Stamp Duty | Extra Cost for PR |
|---|---|---|---|
| $1,000,000 | $24,600 | $74,600 | +$50,000 |
| $1,500,000 | $44,600 | $119,600 | +$75,000 |
| $2,000,000 | $69,600 | $169,600 | +$100,000 |
The 5% ABSD is real money. At $2M, it's $100K extra that an SC wouldn't pay. Factor this into your budget from the start.
Calculate your exact stamp duty
Plug in your property price and residency status. Get BSD + ABSD in one shot.
FAQ
Do PRs pay ABSD on their first property?
Yes. Unlike Singapore Citizens who pay 0% ABSD on their first property, PRs pay 5% ABSD on their very first property purchase. This is on top of the standard BSD (Buyer's Stamp Duty) that everyone pays.
How much is total stamp duty for a PR buying a $1.5M condo?
On a $1.5M property, a PR buying their first property pays $44,600 BSD + $75,000 ABSD (5%) = $119,600 total stamp duty. That's $75K more than a Singapore Citizen would pay for the same property.
Can a PR avoid ABSD by buying with an SC spouse?
Yes. If a PR is married to a Singapore Citizen, the SC spouse can buy the property in their name (0% ABSD for SC first property). Alternatively, if buying jointly, the couple can apply for ABSD remission — the PR spouse pays ABSD upfront, then claims it back.
What is the ABSD rate for a PR buying a second property?
PRs pay 30% ABSD on their second property. This is a massive jump from the 5% on the first property. At $2M, that's $600,000 in ABSD alone. This is why most PRs stick to one property.
When do I need to pay ABSD?
ABSD must be paid within 14 days of signing the Sale & Purchase Agreement (or Option to Purchase exercise date). It's paid together with BSD to IRAS. Late payment incurs penalties.
Related
- ABSD for PR Buyers — full ABSD guide for permanent residents
- ABSD Remission for Married Couples — SC + PR couple? Claim it back
- PR Second Property ABSD — 30% ABSD on 2nd property
- Stamp Duty Calculator — BSD + ABSD for any price and status
- Cash Needed for $1M Condo — full breakdown of upfront costs
Last updated Feb 2026. ABSD rates effective 27 Apr 2023. Verify with IRAS for the latest rates. This is informational, not financial advice.