Additional Buyer's Stamp Duty (ABSD) for a foreigner buying private residential property in Singapore is 60% of the purchase price or market valuation, whichever is higher, and it applies to your first property purchase, not just your second or third. That 60% sits on top of standard Buyer's Stamp Duty (BSD), which is progressive and can add another 5-6% on higher-value deals, so the true cash outlay is often higher than buyers expect when they first run the numbers.
- ABSD calculation for a foreigner in Singapore in 2026 is a flat 60% of price or valuation, whichever is higher.
- A $2,000,000 condo triggers $1,200,000 in ABSD alone, plus roughly $69,600 in BSD.
- US, Swiss, Liechtenstein, Norwegian and Icelandic passport holders get citizen-level ABSD treatment under Singapore's free trade agreements.
- ABSD is due within 14 days of signing the Option to Purchase or Sale and Purchase Agreement.
- Foreigners cannot buy HDB resale flats, so ABSD calculations for foreign buyers apply only to private property.
Why this matters
Most foreign buyers I work with underestimate ABSD because they've read a headline percentage without running it against an actual purchase price. A 60% duty rate isn't a rounding error — on a $2,000,000 condo, that's $1,200,000 you need in cash or CPF-ineligible funds before you even touch BSD, legal conveyancing, or my agent commission on the purchase. Get this number wrong at the offer stage and you can find yourself unable to complete on a unit you've already put an Option Fee down for.
The other reason this trips people up: ABSD in Singapore has changed rates multiple times since 2018, and the number quoted in an old blog post or a friend's WhatsApp message from a few years back is very likely wrong for 2026.
How much is ABSD for a foreigner buying property in Singapore?
ABSD is calculated as a percentage of the higher of the purchase price or the property's market valuation at the time of purchase. The rate depends entirely on the buyer's residency status and, for citizens and PRs, how many properties they already own.
| Buyer profile | ABSD rate (2026) |
|---|---|
| Singapore Citizen — 1st property | 0% |
| Singapore Citizen — 2nd property | 20% |
| Singapore Citizen — 3rd and subsequent | 30% |
| Singapore PR — 1st property | 5% |
| Singapore PR — 2nd property | 30% |
| Singapore PR — 3rd and subsequent | 35% |
| Foreigner — any property | 60% |
| Entity or trust | 65% |
A foreigner buying any residential property in Singapore — first purchase or fifth — pays the flat 60% rate. There's no first-property discount the way there is for citizens and PRs.
Worked example on a $2,000,000 condo:
- Purchase price: $2,000,000
- ABSD (60%): $1,200,000
- BSD (progressive, see below): $69,600
- Total stamp duty: $1,269,600 — about 63.5% of the purchase price
Buyer's Stamp Duty is calculated separately and applies to every buyer regardless of nationality, layered underneath ABSD rather than instead of it.
| Portion of price | BSD rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Above $3,000,000 | 6% |
On the same $2,000,000 example, BSD works out to $1,800 + $3,600 + $19,200 + $20,000 + $25,000 = $69,600. Add that to the $1,200,000 ABSD and the total duty bill lands at $1,269,600 before you've paid a single dollar of legal fees or agent commission.
Foreigner with an FTA passport: 0% ABSD on first property
Nationals and Permanent Residents of the United States, Switzerland, Liechtenstein, Norway, and Iceland are accorded the same ABSD treatment as Singapore Citizens under their respective free trade agreements with Singapore. That means a US passport holder buying their first residential property here pays 0% ABSD, not 60%.
This exception surprises a lot of buyers because it's rarely mentioned upfront by developers or listing agents. If you hold one of these passports, confirm your eligibility before assuming the full 60% applies — it changes the entire affordability picture. I walk clients through this in detail as part of my property buying guide for US expats in Singapore, since the paperwork to claim FTA treatment needs to be right the first time.
All other foreign nationalities: 60% ABSD, no exceptions
Outside the FTA-covered passports above, every foreign buyer — regardless of Employment Pass status, years of residence in Singapore, or marriage to a Singapore Citizen — pays the flat 60% rate on private residential property. Holding a valid Employment Pass or Permanent Residency application in progress does not lower this rate; only actual PR status or citizenship changes the calculation.
If you're on an Employment Pass and financing part of the purchase, the ABSD amount is separate from your loan quantum and typically needs to be paid in cash or via CPF (for PRs) upfront — lenders don't finance ABSD itself. I cover the financing side separately in my guide on how to qualify for a home loan in Singapore as a foreigner.
Why ABSD amounts vary
- Purchase price versus valuation — ABSD is charged on whichever figure is higher, so a below-market deal doesn't reduce your duty.
- Buyer's residency status — citizen, PR, foreigner, or entity purchase each sit on a different rate table.
- Number of existing properties — relevant for citizens and PRs; foreigners pay 60% regardless of count.
- FTA nationality — US, Swiss, Liechtenstein, Norwegian and Icelandic passport holders get citizen-rate treatment.
- Ownership structure — buying via a company or trust triggers the 65% entity rate instead of 60%.
- Joint ownership with a Singapore Citizen — the higher applicable rate across all owners typically applies to the whole purchase, not a blended average.
Get your ABSD number checked before you sign
I'll confirm your exact stamp duty and financing position before you commit.
Do foreigners pay ABSD on HDB flats?
Foreigners generally cannot buy HDB resale flats in Singapore at all, so the ABSD calculation for foreign buyers doesn't apply to public housing in practice. ABSD for foreign buyers is relevant almost exclusively to private condos, landed property (where eligible under Land Dealings Approval), and executive condominiums past the minimum occupation period.
Is ABSD refundable in Singapore?
ABSD refunds exist only in narrow circumstances, mainly for married couples where a Singapore Citizen sells their first home within 6 months of buying a second property jointly. Foreign buyers purchasing on their own generally do not qualify for any ABSD remission, so the 60% paid at completion is final.
When is ABSD due after signing?
ABSD is due within 14 days of exercising the Option to Purchase or signing the Sale and Purchase Agreement, the same deadline that applies to BSD. Missing this window triggers late-payment penalties from IRAS on top of the duty itself, so the cash needs to be ready before you commit to the option.
FAQ
How much is ABSD for a foreigner buying property in Singapore in 2026?
ABSD for a foreigner in Singapore is 60% of the purchase price or market valuation, whichever is higher, in 2026. This applies to every private residential purchase regardless of how many properties the buyer already owns.
Is ABSD calculated on the purchase price or the valuation?
ABSD is calculated on whichever figure is higher: the purchase price or the property's market valuation at the time of the transaction. Negotiating a price below valuation does not lower your ABSD bill.
Do Singapore PRs pay the same ABSD as foreigners?
No, Singapore PRs pay 5% ABSD on a first property, rising to 30% and 35% on subsequent purchases, well below the flat 60% foreigners pay on any property. Only citizenship or PR status changes this rate, not visa or work pass status.
Are there any ABSD exemptions for foreigners in Singapore?
Nationals of the United States, Switzerland, Liechtenstein, Norway and Iceland are exempt from the 60% foreigner rate under free trade agreements and pay citizen-level ABSD instead. All other foreign nationalities pay the full 60% with no general exemption.
When is ABSD due after signing the Option to Purchase?
ABSD is due within 14 days of exercising the Option to Purchase or signing the Sale and Purchase Agreement. Late payment triggers penalties from IRAS in addition to the duty owed.
Does ABSD apply to commercial property purchases in Singapore?
No, ABSD applies only to residential property purchases. Commercial and industrial property purchases by foreigners are not subject to ABSD, though other stamp duties may still apply.
Can ABSD be paid using a bank loan in Singapore?
Banks generally do not finance ABSD as part of a standard home loan; it needs to be paid in cash or, for PRs, via CPF funds. Budget for ABSD separately from your loan quantum before making an offer.
Can foreigners buy HDB flats and does ABSD apply?
Foreigners cannot buy HDB resale flats in Singapore in almost all cases, so ABSD for foreign buyers applies mainly to private condos and eligible landed property. Check eligibility before assuming any HDB unit is an option.
One last thing
The detail that catches most first-time foreign buyers off guard: ABSD is charged on the higher of price or valuation, not the price you actually agreed to pay. If a unit is valued above your negotiated price — which happens more often than sellers admit — your ABSD calculation jumps with it, even though your cash outlay for the property itself didn't. Always ask for the valuation figure alongside the asking price before you calculate what 60% actually costs you in 2026.
