Calculates Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), Lease Duty, and Share Transfer Duty for transactions in Singapore.
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What is Singapore property tax?
Property tax is an annual tax charged on the owners of buildings and land in Singapore. It is administered by the Inland Revenue Authority of Singapore (IRAS) under the Property Tax Act 1960. The tax is not based on what you paid for the property or its market value. It is based on the Annual Value (AV), which is the estimated gross annual rent the property could fetch if let, as determined by IRAS.
How the tax is calculated
The rate depends on how the property is used.
- Owner-occupied residential property gets the lowest progressive scale. The first SGD 8,000 of AV is taxed at 0%, then the rate rises in steps from 4% up to 32% on AV above SGD 100,000.
- Other residential property (rented-out, vacant or additional homes) is taxed on a steeper progressive scale, from 12% on the first SGD 30,000 of AV up to 36% on AV above SGD 60,000.
- Non-residential property (shops, offices, industrial premises) pays a flat 10% of AV.
Progressive means each slice of AV is taxed only at the rate of its own band, as with income tax. The calculator adds up the tax on every slice, then subtracts any rebate you enter. A rebate can reduce the tax to zero but not below.
Worked example
Suppose you live in your own home with an AV of SGD 50,000. The first SGD 8,000 is taxed at 0%. The next SGD 22,000 (up to SGD 30,000) is taxed at 4%, which is SGD 880. The next SGD 10,000 (up to SGD 40,000) is taxed at 6%, which is SGD 600. The remaining SGD 10,000 (up to SGD 50,000) is taxed at 10%, which is SGD 1,000. The total is SGD 2,480 for the year, or about SGD 206.67 a month. If the same property were rented out, the other-residential scale would apply instead and the bill would be higher.
Common situations
- You move out and rent the home. From the date it stops being your home, the higher non-owner-occupied rates apply. IRAS adjusts the bill, so keep your records up to date with IRAS.
- You are a landlord. The owner is liable to IRAS. The tenancy agreement usually says who bears the cost, and most residential leases leave it with the landlord unless the parties agree otherwise. If you pass it on, say so clearly in the contract.
- The AV is revised. IRAS reviews AVs periodically. If you think your AV is too high, you can file an objection within the time stated in the Notice of Annual Value.
- Commercial units. The flat 10% rate makes the estimate simple: multiply the AV by 0.10.
Paying and planning
IRAS sends the property tax bill each year, usually around the start of the year, and you can pay in a lump sum or by GIRO instalments. Because the tax is an annual cost of holding the property, landlords often convert it into a monthly figure when setting rent. The calculator shows that monthly equivalent for this reason.
What to prepare next
If you let the property, prepare a Tenancy Agreement that sets out who pays property tax, utilities and maintenance. If you use an agent, a Property Management Agreement should say whether the manager pays the tax from rent collected and within which limits. If you are still negotiating, a Letter of Intent to Lease can record the main commercial terms, including cost allocation, before the lease is signed.
Limits of this estimate
This calculator gives a full-year estimate from the AV and the published rate tables. It does not handle mixed-use properties, part-year ownership, or special exemptions. Your IRAS bill is the final figure.