In 2025, Singapore’s Additional Buyer’s Stamp Duty (ABSD) and Seller’s Stamp Duty (SSD) remain pivotal levers in the government’s property‐market cooling toolkit.

ABSD is a surcharge on top of Buyer’s Stamp Duty (BSD), calibrated by buyer profile and property count.
SSD penalizes short‐term dispositions of residential property, discouraging speculative “flip” transactions.

This deep dive unpacks the latest rates, computation rules, exemptions, and planning strategies to help you—and your clients—navigate these duties efficiently.

1. Additional Buyer’s Stamp Duty (ABSD)

1.1. Purpose & Legislative Background

Introduced in December 2011, ABSD aims to curb speculative buying and cool demand in Singapore’s overheated property market. It sits alongside other cooling measures (e.g. LTV limits) to encourage longer‐term homeownership and moderate price escalation.

1.2. Who Pays ABSD?

ABSD applies to all purchasers of residential property, including individuals, entities, developers, and trustees—each attracting different surcharge rates based on profile and timing of purchase

**Note:** 5% housing‑developer ABSD is non‐remittable; the rest may be remitted subject to conditions

1.3. Computation & Due Date

Basis: Higher of purchase price or market value at time of sale.
Declaration: Buyers complete an ABSD Declaration Form, retained (not submitted) for five years in case of IRAS audit.
Payment: Payable within 14 days of sale/purchase agreement stamping.

Example: A foreigner buys a condo at $2 million on 1 Aug 2023; ABSD = 60% × $2 million = $1.2 million

1.4. Key Changes Highlighted for 2025

Strengthened Entity Rate: Entities now pay 65% (up from 35%).
Trustee Charge: From 9 May 2022, living‑trust acquisitions by trustees attract the entity rate of 65%.
Senior SC Refund: SC seniors (≥ 55 years) buying a second property from 16 Feb 2024 may apply for an ABSD refund subject to conditions.

1.5. Exemptions & Remissions

First‑time SCs: No ABSD on first residential purchase.
Disposition‑linked Refund: Sell existing property within six months of new purchase to claim a refund on second‑property ABSD (SCs & SPRs).
Special Schemes: Married foreigners purchasing HDB resale flats may get upfront ABSD remission under the NRS Scheme, paying only 5% instead of 30%.

2. Seller’s Stamp Duty (SSD)

2.1. Purpose & Legislative Background

SSD, effective from 20 Feb 2010, penalizes disposal of residential property within a legislated holding period, deterring rapid “flipping” and speculative gains.

2.2. Holding Period & Rates (on/after 11 Mar 2017)

If you sell within a 3‑year holding window, SSD applies on the higher of selling price or market value:

**Computation Example:** Mr Q buys in Mar 2017 and sells in Feb 2018 (< 1 year): SSD = 12% × sale price

2.3. Scope & Exemptions

Applies to: All residential properties acquired on/after 20 Feb 2010.
Exemptions include: Licensed housing developers, public authorities (HDB, JTC), compulsory acquisitions, bankruptcy disposals, certain family‑transfer scenarios (HDB intra‑family, SERS).

2.4. Administration

Declaration Form: Lawyers retain SSD declaration forms for at least five years.
Payment: Via IRAS e‑Stamping Portal within 14 days of sale contract execution.

3. Strategic Planning & Best Practices

Optimize Holding Periods:
- Hold residential assets beyond 3 years when feasible to eliminate SSD exposure.
Sequence Transactions:
- Contract to sell existing property before purchasing your next to avoid ABSD on second property (SCs/ SPRs).
Joint Ownership Structuring:
- Consider co‑purchase with lower‑profile buyers (e.g. SC + SPR) to mitigate ABSD—each property counts separately under the highest applicable profile.
Leverage Remissions & Refunds:
- SC seniors (≥ 55 years) and married foreigners can tap special remission/ refund schemes—analyse eligibility early.
Use Trust Vehicles with Caution:
- Living trusts now attract entity ABSD (65%); structure trust acquisitions only if strategic benefits outweigh duty costs.

4. Market Implications & Outlook

Price Stability: Cooling measures have softened price growth in 2024–25, with resale volumes moderating as buyers internalize ABSD/ SSD costs.
Foreign Demand: A 60% ABSD rate has significantly dampened non‑resident buying, redirecting some capital to regional markets.
Institutional Investors: Entities now pay 65% ABSD, limiting large‑scale acquisitions unless duty can be remitted (e.g. bespoke developer projects).

5. Frequently Asked Questions

“If I inherit a property and sell within 2 years, do I pay SSD?”
Yes, SSD applies; holding period counts from original acquisition date of the inherited asset.
“Can a PR avoid SSD on HDB resale?”
HDB resale within holding period attracts SSD unless covered by specific HDB intra‑family exemptions.
“Do ABSD & SSD apply to commercial property?”
No. Both duties target residential property; BSD (not ABSD) applies to commercial acquisitions.

Conclusion & Key Takeaways

ABSD and SSD remain critical cost factors in 2025—understanding rates, timing, and exemptions is essential for effective transaction planning.
Proactive structuring—from joint purchases to disposition sequencing—can yield substantial duty savings.
Regular review of IRAS guidelines and scheme updates is vital, as cooling measures evolve to meet market conditions.

ABSD & SSD in Singapore 2025: Everything You Must Know