2025 is shaping up to be a landmark year for Singapore’s property market—not because of soaring prices or new launches, but because of the taxes and fees that shape every transaction. The Government has rolled out a series of revisions that make the system more progressive: rebates for most homeowners, steeper bands for high-value properties, and tougher duties aimed squarely at speculation.
For anyone buying, selling, or simply holding onto property in Singapore, understanding these changes is no longer optional. In this guide, we’ll break down the 2025 property tax updates, explain how the revised stamp duties affect different groups of buyers and sellers, and highlight the often-overlooked transaction fees that can add thousands to your bill. By the end, you’ll have a clear view of what to expect—and how to budget—under the new regime.
How Property Tax Works
Property tax in Singapore is charged annually on all properties based on their Annual Value (AV)—the estimated rental income the property could fetch if rented out. AV is determined by IRAS and reviewed periodically to reflect market trends. Owners are taxed regardless of whether the property is rented or owner-occupied, though different rates apply.
In 2025, the Government announced a one-off Property Tax rebate to help ease cost pressures:
- 20% rebate for owner-occupied HDB flats.
- 15% rebate (capped at S$1,000) for owner-occupied private residential properties.
- 1- and 2-room HDB flats continue to enjoy zero property tax.
Owner-Occupied Residential Properties
From 1 January 2025, owner-occupied homes are taxed progressively based on their AV. The updated tax bands are:
| Annual Value (AV) Band | Tax Rate |
|---|---|
| First $12,000 | 0% |
| Next $28,000 | 4% |
| Next $10,000 | 6% |
| Next $25,000 | 8% |
| Next $15,000 | 10% |
| Next $15,000 | 12% |
| Above $105,000 | 16% |
These rates ensure lower- to mid-value homes remain lightly taxed, while higher-value properties contribute more.
Non-Owner-Occupied Properties
- Residential investment properties (not owner-occupied) are taxed at higher progressive rates, ranging from 12% up to 36%, depending on AV.
- Commercial and industrial properties are taxed at a flat 10% of AV.
This structure reflects Singapore’s push to keep basic housing affordable while discouraging speculation in investment and luxury properties.
Buyer’s Stamp Duty (BSD)
Buyer’s Stamp Duty is payable whenever you purchase a property, and it’s calculated on the higher of the purchase price or market value. In 2025, the rates for residential properties are tiered progressively:
| Price Tier | 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% |
Example:
- A condo purchased at $2 million will incur BSD of about $69,600.
- A landed property at $4 million will incur BSD of about $194,600.
Additional Buyer’s Stamp Duty (ABSD)
On top of BSD, some buyers must pay Additional Buyer’s Stamp Duty. The rate depends on residency status and the number of properties already owned:
| Buyer | ABSD Rate |
|---|---|
| Singapore Citizen (1st property) | 0% |
| Singapore Citizen (2nd property) | 20% |
| Singapore Citizen (3rd & subsequent) | 30% |
| Singapore PR (1st property) | 5% |
| Singapore PR (2nd property) | 30% |
| Singapore PR (3rd & subsequent) | 35% |
| Foreigners | 60% |
| Entities/Companies | 65% |
Policy Rationale:
ABSD remains one of the Government’s most powerful cooling measures. By imposing higher duties on multiple-property owners, foreigners, and entities, it discourages speculative purchases and helps keep residential housing more affordable for citizens and first-time buyers.
Seller’s Stamp Duty (SSD)
Seller’s Stamp Duty is charged if you sell a residential property within a specified holding period. As of July 2025, the holding period has been extended from three to four years, and rates have been raised.
| Holding Period | SSD Rate (Mar 2017–Jul 2025) | SSD Rate (After Jul 2025) |
|---|---|---|
| Up to 1 year | 12% | 16% |
| 1–2 years | 8% | 12% |
| 2–3 years | 4% | 8% |
| 3–4 years | 0% | 4% |
| >4 years | 0% | 0% |
Practical Impact:
The higher SSD rates make short-term flipping less attractive, as selling within four years can now eat up a significant portion of potential gains. This move is aimed at stabilising the market, ensuring that purchases are driven by long-term housing needs rather than speculative profit.
Beyond taxes and duties, property transactions in Singapore also involve a range of additional costs that buyers and sellers should budget for. These fees can vary depending on property type, transaction complexity, and professional services engaged.
Legal & Conveyancing Fees
Hiring a lawyer is essential for handling contracts, checking ownership, and ensuring the deal complies with regulations. Typical conveyancing fees range from $2,500 to $4,000, though costs may rise for more complex cases.
Agent Commissions
Property agents usually charge commissions based on the final transaction price:
Seller’s agent: Around 2% of the selling price.
Buyer’s agent: Also around 2%, though this can be negotiable.
Valuation Fees
If you are taking a bank loan, a professional valuation is often required to establish the property’s fair market value. Fees generally fall between $300 and $800, depending on the property.
Maintenance Fees
For condominiums and private developments, monthly maintenance fees must be settled up to the point of sale. These are prorated to the completion date of the transaction and vary widely across developments, depending on amenities and estate size.
Taken together, these costs can add several thousand dollars to any property deal, making it crucial for both buyers and sellers to account for them in advance.
The 2025 property tax and fee adjustments signal a clear shift toward a more progressive system. For the majority of homeowners, particularly those in HDB flats and mid-range private condos, the changes mean a lighter tax burden—helped further by rebates. At the same time, owners of luxury or high-value properties will shoulder steeper tax rates, reinforcing the principle that those with more expensive assets contribute more.
For investors and speculators, however, the environment has become less forgiving. Higher Additional Buyer’s Stamp Duty (ABSD) makes acquiring multiple properties costlier, while the revised Seller’s Stamp Duty (SSD) penalises those looking to flip homes within four years. These measures are designed to reduce speculative churn and stabilise the housing market.
Finally, both buyers and sellers must not overlook the hidden costs—legal fees, agent commissions, valuations, and maintenance charges—that can quietly add thousands to the total bill. Factoring these into your budget upfront is now more important than ever, ensuring there are no unpleasant surprises at completion.
Navigating Singapore’s 2025 property tax landscape doesn’t have to be overwhelming—if you plan ahead. Here are some practical steps to keep in mind:
Check the latest IRAS and MOF updates before making any property decision. Tax bands, duties, and rebates can shift, and official channels provide the most accurate guidance.
Build taxes and fees into your affordability calculations. Don’t just look at the purchase price—factor in BSD, ABSD, SSD (if applicable), plus legal, agent, and valuation costs.
Seek professional advice for complex cases. A valuation can help avoid financing hiccups, while engaging a conveyancing lawyer ensures your transaction is legally watertight.
By being proactive, buyers and owners can avoid unexpected costs and make more confident property decisions in 2025.
The 2025 property tax and duty revisions mark one of the most significant overhauls in recent years. From rebates that ease the load for HDB households to sharper duties aimed at luxury owners and investors, the message is clear: Singapore’s system is becoming fairer and more progressive.
Still, even with rebates in play, the total bill for property transactions can add up quickly once stamp duties, SSD, and hidden fees are factored in. Careful budgeting is no longer optional—it’s essential.
For anyone planning to buy, sell, or invest in 2025, the smartest move is to leverage professional advice and make full use of online calculators and valuation tools. These resources can help you project true costs and make confident, well-informed decisions in a more complex property landscape.
For readers who want to explore the details further, here are some trusted resources and official guides:
Inland Revenue Authority of Singapore (IRAS): Property tax rates, rebates, and stamp duty breakdowns
Ministry of Finance (MOF): Budget 2025 announcements and tax policy changes
Monetary Authority of Singapore (MAS): Cooling measures and financial stability guidelines
Singapore Academy of Law / leading law firms: Updates on conveyancing practices, legal fees, and SSD/ABSD frameworks
Property portals (e.g., Stacked Homes, EdgeProp, PropertyGuru): Practical guides and market analyses
These references provide both the official policy details and the on-the-ground perspectives needed to navigate Singapore’s property market in 2025 with confidence.
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