Guide
Property Tax in Singapore — Complete Guide for 2026
Property tax is the annual tax every property owner pays — regardless of whether you own an HDB, condo, or landed house. It's based on your property's Annual Value, not the purchase price, and the rates differ significantly between owner-occupied and investment properties.
Quick answer: Property tax is charged on the Annual Value (AV) of your property — the estimated annual rent set by IRAS. Owner-occupied rates are progressive from 0% to 32%. Non-owner-occupied rates are higher: 12% to 36%. For a typical $1.5M condo with AV ~$30,000, expect to pay about $2,640/year if you live in it, or $4,800/year if it's rented out.
Owner-occupied property tax rates
Progressive rates applied on the Annual Value. You must live in the property to qualify.
| Annual Value Band | Rate | Tax on Band |
|---|---|---|
| First $8,000 | 0% | $0 |
| Next $22,000 | 4% | $880 |
| Next $10,000 | 6% | $600 |
| Next $15,000 | 10% | $1,500 |
| Next $15,000 | 14% | $2,100 |
| Next $15,000 | 20% | $3,000 |
| Next $15,000 | 26% | $3,900 |
| Above $100,000 | 32% | — |
Source: IRAS. Effective from 1 Jan 2024. Progressive brackets — each band is taxed at its own rate.
Non-owner-occupied property tax rates
Applies to investment properties, vacant properties, and properties rented out entirely.
| Annual Value Band | Rate | Tax on Band |
|---|---|---|
| First $30,000 | 12% | $3,600 |
| Next $15,000 | 20% | $3,000 |
| Next $15,000 | 28% | $4,200 |
| Above $60,000 | 36% | — |
Source: IRAS. Effective from 1 Jan 2024. Significantly higher than owner-occupied rates across all bands.
Property tax at different Annual Values
What you actually pay per year — comparing owner-occupied vs non-owner-occupied.
| Annual Value | Typical Property | Owner-Occupied | Non-Owner | Difference |
|---|---|---|---|---|
| $20,000 | 4-rm HDB / small condo | $480 | $2,400 | $1,920 |
| $30,000 | Mass-market condo | $2,640 | $4,800 | $2,160 |
| $40,000 | Mid-range condo | $4,480 | $7,800 | $3,320 |
| $50,000 | Larger / prime condo | $5,880 | $9,600 | $3,720 |
Calculated using 2024 progressive rates. Owner-occupied rates are significantly lower — living in your property saves you thousands per year in property tax.
What is Annual Value and how is it set?
Annual Value is IRAS's estimate of the gross annual rent your property could earn if rented out. It's not what you paid for the property, and it's not related to your mortgage. Think of it as: “what would a tenant pay for this unit per year?”
IRAS determines AV by looking at rental transactions of similar properties in your area — same district, similar size, comparable age and condition. They update it annually based on market conditions. When rents rise across Singapore, AVs rise too — and so does your property tax.
Rough guide to AV by property type:
- 3-room HDB: AV ~$8,000-$12,000
- 4-room HDB: AV ~$12,000-$16,000
- 5-room HDB: AV ~$14,000-$20,000
- Mass-market condo (OCR): AV ~$24,000-$36,000
- Mid-range condo (RCR): AV ~$30,000-$48,000
- Prime condo (CCR): AV ~$42,000-$72,000+
- Landed (terrace): AV ~$30,000-$60,000
- Landed (bungalow): AV ~$60,000-$150,000+
These are rough ranges — your actual AV depends on your specific property, location, and current rental market. Check your AV at mytax.iras.gov.sg.
Worked example: $1.5M condo, AV ~$30,000
You buy a $1.5M condo in a suburban area. IRAS sets the AV at $30,000 (based on comparable rentals of ~$2,500/month).
If you live in it (owner-occupied)
- First $8,000 at 0% = $0
- Next $22,000 at 4% = $880
- Total on $30,000 AV = $880/year
That's about $73/month. Very manageable.
If you rent it out (non-owner-occupied)
- First $30,000 at 12% = $3,600
- Total on $30,000 AV = $3,600/year
That's $300/month — a real cost to factor into your rental yield calculation.
The gap between owner-occupied and non-owner rates is $2,720/year on this property. Over 10 years, that's $27,200 extra in tax just because you're renting it out instead of living in it. Factor this into any investment property decision.
How to check and dispute your Annual Value
Check your AV: Log in to mytax.iras.gov.sg with Singpass. Go to Property > View Property Dashboard. Your current AV and tax payable are shown there.
If your AV seems too high: You can object within 30 days of the AV notice. You'll need evidence — comparable rental transactions in your area, your actual lease agreement (if rented), or specific property conditions that would lower its rental value (e.g., road noise, poor condition).
Common reasons to dispute:
- Your actual rental income is significantly below the AV
- Comparable units in your estate rent for less than what AV implies
- Your unit has specific disadvantages (facing highway, low floor, poor layout)
- Recent renovations in comparables inflated the market but your unit is un-renovated
If you disagree with IRAS's decision after the objection, you can appeal to the Valuation Review Board. Most disputes are settled at the IRAS stage.
Tax rebates and exemptions
Singapore occasionally grants property tax rebates — usually during economic downturns or as part of Budget measures. These are not permanent and change year to year.
Owner-occupied rebates
The government has historically given rebates during COVID-19 and economic downturns. Check the latest Budget statement for any current-year rebates. These typically range from $40 to $120 for HDB, and a percentage rebate for condos/landed.
Vacant property
A vacant property is taxed at non-owner-occupied rates — even if you're not earning any rental income. There's no exemption for vacancy. If you own a second property and it's sitting empty, you're paying the higher rate on zero income. This catches some investors off guard.
Properties under construction
New developments under construction are assessed at a reduced AV (based on the land). Once the Temporary Occupation Permit (TOP) is issued, IRAS reassesses the AV based on the completed property. Your tax bill will jump at TOP.
Land only (no dwelling)
If you own vacant land with no building, property tax is assessed on the AV of the land. Rates depend on whether it's residential or non-residential zoned land. Residential vacant land is taxed at non-owner-occupied rates.
Calculate the full cost of buying
Property tax is one piece of the puzzle. See your stamp duty, monthly mortgage, and total upfront costs — all in one place.
FAQ
How is Annual Value (AV) determined by IRAS?
IRAS estimates your property's Annual Value based on the estimated gross annual rent it could fetch if rented out — even if you live in it yourself. They look at rental transactions of comparable properties in the area. AV is reviewed annually and can go up or down based on the rental market. You receive a notice if your AV changes.
When do I pay property tax and how?
Property tax is payable once a year, due by 31 January. IRAS sends you a notice around December. You can pay by GIRO (monthly instalments at no extra charge), one-time payment via AXS/SAM/internet banking, or at SingPost. Most people set up GIRO — it spreads the cost across 12 months and you never miss a deadline.
Can I get owner-occupied rates if I rent out spare rooms?
Yes. If you live in the property and rent out only a portion (spare bedrooms), you still qualify for owner-occupied tax rates on the entire property. But if you rent out the entire unit — even temporarily — you lose the owner-occupied status and switch to non-owner-occupied rates for that period.
How do I dispute my Annual Value?
You can object to your AV by filing with IRAS within 30 days of receiving the AV notice. Go to mytax.iras.gov.sg, select "Object to Annual Value", and provide evidence — comparable rental transactions, lease agreements, or property condition issues. IRAS reviews and may adjust. If you disagree with the outcome, you can appeal to the Valuation Review Board.
Do I pay property tax on an HDB flat?
Yes. All residential properties in Singapore — including HDB flats — are subject to property tax. HDB flats generally have lower Annual Values (reflecting lower market rents), so the tax is smaller. A 4-room HDB with AV of $12,000 would pay $0 in property tax at owner-occupied rates (first $8K at 0%, next $4K at 4% = $160). Many HDB owners pay very little.
Related Tools & Guides
- Stamp Duty Calculator — BSD + ABSD breakdown for any buyer profile
- Affordability Calculator — monthly payment, cash needed, full cost picture
- ABSD Guide — the other big tax when buying property
- How Much Cash to Buy a Condo — full upfront cost breakdown
- CPF for Property Guide — using CPF OA for purchase and mortgage
Last updated Feb 2026. Property tax rates from IRAS, effective 1 Jan 2024. Annual Values are indicative — check mytax.iras.gov.sg for your actual AV. This is an informational guide, not tax advice.