Stamp Duty for New Launch Buyers: BSD & ABSD Explained (with Examples)
How Buyer’s Stamp Duty and Additional Buyer’s Stamp Duty work for a new launch condo, with tier-by-tier worked examples at LinkTown Residences’ indicative unit prices.
Stamp duty in Singapore is often the biggest cost new launch buyers forget to budget for. It is due within 14 days of exercising the Option to Purchase, years before you collect your keys. This guide explains Buyer’s Stamp Duty (BSD) and Additional Buyer’s Stamp Duty (ABSD), then works through the numbers at the indicative unit prices for LinkTown Residences (also searched as Hougang Central Residences).
Buyer’s Stamp Duty (BSD) in Singapore
Every buyer of residential property pays BSD, whatever their residency or how many properties they own. It is calculated in tiers, like income tax:
| Portion of price | Rate | Max duty on this tier | Cumulative |
|---|---|---|---|
| First S$180,000 | 1% | S$1,800 | S$1,800 |
| Next S$180,000 | 2% | S$3,600 | S$5,400 |
| Next S$640,000 | 3% | S$19,200 | S$24,600 (at S$1m) |
| Next S$500,000 | 4% | S$20,000 | S$44,600 (at S$1.5m) |
| Next S$1,500,000 | 5% | S$75,000 | S$119,600 (at S$3m) |
| Remaining amount | 6% | — | — |
The cumulative column is a useful shortcut. For any price, take the cumulative figure at the last full tier and add the rate on the amount above it.
Additional Buyer’s Stamp Duty (ABSD)
ABSD is paid on top of BSD and depends on who is buying and how many residential properties they already own.
| Buyer | 1st property | 2nd property | 3rd and after |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
For joint purchases, the highest applicable rate among the buyers generally applies. An HDB flat counts as a property, which matters a great deal for upgraders.
Worked examples at LinkTown Residences price points
The prices below use indicative sizes (based on the developers’ Parktown Residence, not official) at an estimated S$2,500 psf. Official prices are not yet announced.
1-Bedroom + Study, 506 sq ft ≈ S$1,265,000
S$24,600 on the first S$1,000,000, plus 4% on S$265,000 (S$10,600) = BSD S$35,200.
2-Bedroom Premium, 678 sq ft ≈ S$1,695,000
S$44,600 on the first S$1,500,000, plus 5% on S$195,000 (S$9,750) = BSD S$54,350. (On a round S$1.7m, it would be S$54,600.)
3-Bedroom Premium, 1,066 sq ft ≈ S$2,665,000
S$44,600 on the first S$1,500,000, plus 5% on S$1,165,000 (S$58,250) = BSD S$102,850.
4-Bedroom Premium, 1,496 sq ft ≈ S$3,740,000
S$119,600 on the first S$3,000,000, plus 6% on S$740,000 (S$44,400) = BSD S$164,000.
Summary: BSD and ABSD by buyer profile
| Unit (est. price) | BSD | SC 2nd home (20%) | PR 1st home (5%) | PR 2nd home (30%) | Foreigner (60%) |
|---|---|---|---|---|---|
| 1BR+Study (S$1,265,000) | S$35,200 | S$253,000 | S$63,250 | S$379,500 | S$759,000 |
| 2BR (S$1,695,000) | S$54,350 | S$339,000 | S$84,750 | S$508,500 | S$1,017,000 |
| 3BR (S$2,665,000) | S$102,850 | S$533,000 | S$133,250 | S$799,500 | S$1,599,000 |
| 4BR (S$3,740,000) | S$164,000 | S$748,000 | S$187,000 | S$1,122,000 | S$2,244,000 |
A Singapore Citizen buying a first home pays BSD only. The ABSD columns show the extra amount due on top of BSD. For example, a Singapore Citizen couple who still own an HDB flat and buy the 3-bedroom would pay S$102,850 + S$533,000 = S$635,850 in stamp duty upfront. At S$2,600 psf, all these figures rise, so run your own numbers in the stamp duty calculator.
What if prices land at S$2,600 psf?
Analysts expect an average of about S$2,500 to S$2,600 psf. At the upper end, the same indicative sizes cost more, and because BSD is tiered, the extra is taxed at your top marginal rate:
| Unit (est. price at S$2,600 psf) | BSD working | BSD |
|---|---|---|
| 1BR+Study (S$1,315,600) | S$24,600 + 4% × S$315,600 | S$37,224 |
| 2BR (S$1,762,800) | S$44,600 + 5% × S$262,800 | S$57,740 |
| 3BR (S$2,771,600) | S$44,600 + 5% × S$1,271,600 | S$108,180 |
| 4BR (S$3,889,600) | S$119,600 + 6% × S$889,600 | S$172,976 |
ABSD, by contrast, is a flat percentage of the whole price. At S$2,600 psf, 20% ABSD on the 3-bedroom rises from S$533,000 to S$554,320.
Joint purchases: whose rate applies?
When two or more people buy together, IRAS generally applies the highest ABSD rate among the buyers to the whole price. A few scenarios that catch buyers out:
- A Singapore Citizen and a PR spouse buying their first home together pay the PR rate of 5%, though married couples in this situation may qualify for remission if conditions are met.
- A couple who own an HDB flat are treated as owning one property each if both are on the title. Buying a condo makes it their second property.
- Adding a parent or child who already owns a property can push the whole purchase into a higher ABSD bracket.
Because these rules are detailed, speak to your conveyancing lawyer before deciding whose names go on the Option to Purchase.
When is stamp duty payable in Singapore?
For a new launch, the sequence usually looks like this:
- You book a unit and pay 5% for the Option to Purchase.
- The developer issues the Sale & Purchase Agreement; you sign and pay the next 15%, typically within about eight weeks.
- BSD and any ABSD are due within 14 days of signing (exercising the option).
This means stamp duty lands at the same time as your 20% down payment, all long before construction finishes. For how the rest of the price is paid, see our progressive payment scheme guide.
Cash or CPF?
- BSD can generally be paid using CPF Ordinary Account savings, subject to CPF rules. Your lawyer can arrange this, but CPF processing takes time, so some buyers pay in cash first and get reimbursed.
- ABSD is usually paid in cash upfront. Depending on current CPF rules, you may be able to use CPF or seek reimbursement; check before assuming.
- Remember that your CPF is also needed for the down payment and monthly instalments, so using it for stamp duty reduces what’s left.
ABSD refunds and remission: the basics
Separately, citizens of some countries receive the same ABSD treatment as Singapore Citizens under free trade agreements, and there are other specific remissions. These have their own conditions, so check IRAS rather than relying on general articles. If you are upgrading from an HDB flat, our HDB upgrader guide explains how the refund fits into a sell-first or buy-first plan.
Common mistakes to avoid
- Budgeting only for the 20% down payment and forgetting BSD, which is over S$100,000 on a 3-bedroom at these estimates.
- Assuming a joint purchase with a PR or foreign spouse gets Singapore Citizen rates.
- Counting on an ABSD refund without checking the timeline against the expected completion, around 2030 to 2031.
- Forgetting legal fees and other costs, which come on top of stamp duty.
Check indicative unit prices on our price page, and register your interest to get the official price list once it is released.
Rates as published by IRAS at the time of writing. Unit prices are estimates based on indicative sizes, not official prices. Stamp duty rules change, so always confirm current rates with IRAS or your conveyancing lawyer.
