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Raw Queries and Responses

1. Shard Calculation

Query:

Response:

Calculated Shard: 26 (from laksa159)

2. Crawled Status Check

Query:

curl -X POST \
  'http://laksa026.int.ahrefs:8124/' \
  -H 'Content-Type: text/plain' \
  -H 'X-ClickHouse-Database: crawler3' \
  -H 'Authorization: Basic YXBpOg==' \
  -d 'SELECT getAhrefsURLFromUnparsed(src_unparsed) AS found_url, ifNull(toUnixTimestamp(download_stamp), 0) AS crawl_time, ifNull(toUnixTimestamp(props_url_first_seen), 0) AS first_indexed_time, download_http_code AS http_code, src_unparsed AS src_unparsed, src_root_hash AS src_root_hash, history_drop_reason AS history_drop_reason, meta_title AS meta_title, meta_descriptions AS meta_descriptions, attrs_boilerpipe_text AS attrs_boilerpipe_text, attrs_markdown AS attrs_markdown, attrs_readable_markdown AS attrs_readable_markdown, meta_canonical AS meta_canonical FROM crawler3.page_info_local FINAL PREWHERE (src_root_hash, src_unparsed) IN ((getAhrefsRootHashFromUnparsed(getAhrefsUnparsedNoserviceFromURL(\'https://stackedhomes.com/additional-buyers-stamp-duty-guide/\')), getAhrefsUnparsedNoserviceFromURL(\'https://stackedhomes.com/additional-buyers-stamp-duty-guide/\'))) FORMAT JSONEachRow'

Response:

{"found_url":"https:\/\/stackedhomes.com\/additional-buyers-stamp-duty-guide\/","crawl_time":1774779685,"first_indexed_time":1746090501,"http_code":200,"src_unparsed":"com,stackedhomes!\/additional-buyers-stamp-duty-guide\/ s443","src_root_hash":"12728103058077098426","history_drop_reason":null,"meta_title":"Additional Buyer’s Stamp Duty (ABSD): A Comprehensive Guide","meta_descriptions":["ABSD is a tax on owners who buy their 2nd and subsequent property, while it is levied on all foreigner purchases. Here is an in-depth guide to ABSD."],"attrs_boilerpipe_text":"Additional Buyer’s Stamp Duty (ABSD) is, without a doubt, one of the \nleast\n liked terms in Singapore.\nThis disfavour for ABSD applies not just to Singaporeans (who certainly pay the \nleast\n hefty ABSD amounts when they buy a residential property), but PRs and Foreigners as well.\nNumerous changes have been made to Additional Buyer’s Stamp Duty rates over the years, with many growing to \nhate\n this form of stamp duty following every revision – the most recent of which raised rates even higher, making serious \nheadlines\n.\nBut there are two sides to this coin…\nFor one, ABSD helps to deter ‘get-rich-quick’ house flippers, while also saving us from a terrifying reality – homes we can’t afford.\nIn this article, we break the ABSD topic down, making the concept simpler for you to understand.\nWe’ll first be exploring a brief history of the origins of ABSD, followed by how it actually works and impacts your transaction costs as a\nhome seller\n(regardless of citizenship).\nWe then conclude with some tips on how you can \npotentially avoid paying ABSD\n, so it doesn’t add an exorbitant (and unwanted) cost to your transactions.\nSo many readers write in because they're unsure what to do next, and don't know who to trust.\nIf this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively.\nNo obligation. Just clarity.\nLearn more\nhere\n.\nA Brief History on the Additional Buyer’s Stamp Duty\nCovid-19 aside, I’m sure many of you will recall the two previous hits (\nhuge\n hits) to Singapore’s economy – the ‘07\/‘08 Global Financial Crisis, and the Singapore property market crash of ‘08\/‘09.\nAs we know, in the years following both crises, the economy recovered, wages increased, crocodiles returned to the Singapore River – and yes, property prices \nskyrocketed\n.\nYou could pin that skyrocketing of prices partly on the increased numbers of investors, entities and foreigners investing in residential properties (multiple properties, at times), creating a higher demand in residential housing.\nWhat did this result in?\nIncreased likelihood of property speculation (where buyers rush to purchase residential properties before a predicted spike in market prices, in the hopes of reselling them in the future for profits), and thus the looming threat of a housing bubble problem.\nAs a result of this, the government began introducing \ncooling measures from 2009\n to soften the demand on residential housing – thus, ensuring a smooth and sustainable property market recovery, while keeping housing prices affordable for Singaporeans.\nThese measures have been revised continuously over the years, and include changes in loan-to-value (LTV) ratio requirements, Total Debt Service Ratio (TDSR), and of course, the infamous stamp duties – Seller Stamp Duty (SSD) and ABSD.\nSo, what exactly is\nthe Additional Buyer’s Stamp Duty?\nABSD, the second form of stamp duty implemented after SSD (on which we have previously written a\nfull breakdown\n), was effective as of 8th Dec 2011.\nIn essence, ABSD is a tax levied together with Buyer’s Stamp Duty (BSD) when you acquire a property in Singapore (we will go into the nitty-gritties in a bit).\nThe Additional Buyer’s Stamp Duty payable varies depending on your citizenship, and is calculated based on the selling price or valuation of your newly-acquired property (whichever is higher).\nHere’s a sneak peek of how ABSD rates have changed over the years:\nIntroduction back in Dec 2011\nABSD tax computed as follows:\n1% on the first $180,000\n2% on the next $180,000\n3% on the remainder\nSingapore Citizens\nPermanent Residents\nForeigners\nPurchase of 1st property\nNIL\nNIL\n10%\nPurchase of 2nd property\nNIL\n3%\n10%\nPurchase of 3rd  & subsequent properties\n3%\n3%\n10%\n12th January 2013\nSingapore Citizens\nPermanent Residents\nForeigners\nCompanies\nPurchase of 1st property\nNIL\n5%\n15%\n15%\nPurchase of 2nd property\n7%\n10%\n15%\n15%\nPurchase of 3rd  & subsequent properties\n10%\n10%\n15%\n15%\n6th July 2018\n(Latest)\nSingapore Citizens\nPermanent Residents\nForeigners\nPurchase of 1st property\nNIL\n5%\n20%\nPurchase of 2nd property\n12%\n15%\n20%\nPurchase of 3rd  & subsequent properties\n15%\n15%\n20%\nNot even entities (companies or associations) can escape from paying ABSD; the ABSD rate for them is 25% on a purchase of any residential property.\nIt’s worse if you’re a developer – you pay an additional 5% on top of that 25%!\nFortunately, these developers are subject to ABSD remissions\nif\nall built units on the acquired land are sold within 5 years of land purchase.\n(All the more reason for developers to offer\nattractive discounts\non their projects to sell off those units ASAP when markets\/demand is down!)\nLatest Updates on ABSD with respect to Covid-19\nCovid-19 has brought an onslaught of drawbacks for the majority of Singapore’s population (not to mention the rest of the planet!!).\nOne of these drawbacks impact\nmarried\nhome-buyers who have already invested in a second or subsequent home just before the implementation of Covid-19 circuit breakers – and as a result, find it increasingly harder to qualify for ABSD remission benefits due to low unit resale opportunities. \nWhat do I mean by this?\nWhen you buy a second property before selling your current home, you still have to pay the ABSD on that sale.\nAs long as you sell off your initial property within\n6 months\nof buying the second, you can apply for a\nfull ABSD refund\n. (\nor 6 months after the issue of the TOP date if the residential property was incomplete at the time of purchase\n– whichever is earlier)\nNow Covid-19 didn’t exactly make things easier.\nWith the recent circuit-breaker, it hasn’t been easy to sell off a property considering how impossible it was to host\/attend a property viewing.\nThat’s months of opportunity to sell wasted, with the impending ABSD deadlines drawing closer.\nBut good news!\nUnder the\nTemporary Relief Measures\ndue to the pandemic, the deadline for applying for\nABSD remission\nwill be\nextended by 6 months\n, giving couples additional time to look for prospective buyers, close a deal, and still apply for ABSD refunds.\n(Note that buyers looking for a second or subsequent home at this current point are unfortunately not covered by the temporary ABSD relief measures. To further clarify, you will qualify for this extension only if your second property was jointly purchased on\/before 1st June this year, and if the original timeline for sale of your current home expired on\/before 1st February this year.)\nHow does ABSD impact my transactions, you say?\nI’ll keep this digestible.\nHere’s a little continuation of our (very) hypothetical scenario from our SSD\narticle\n, featuring James and Johnson.\nScenario 1:\nOn 1st August 2018, shortly after the July ‘18 changes to ABSD rates, James bought himself a 3-bedder condo unit for $2mil.\nThe unit’s valuation, however, was $2.1mil.\nJames is a Singaporean, and since his unit’s valuation was higher than its selling price, the higher value was used to calculate the ABSD payable.\nScenario 2:\nLikewise, on 1st August 2018, Johnson also bought a 3-bedder unit in the same condo for $2mil.\nJohnson’s unit was similarly valued at $2.1mil.\nThe higher value was also used to calculate the ABSD payable. But unlike James however, Johnson is a foreigner.\nJames does not have to pay any ABSD on his purchase, since he was not holding on to a second residential property prior to the transaction.\nJohnson, on the other hand, is not so fortunate; Since he is a foreigner, his ABSD payable amounts to $420,000 ($2,100,000 x\n20%\nABSD rate = $420,000), regardless of whether or not he was holding on to any residential properties beforehand.\nBoth units were bought and were valued at the exact same prices respectively, and yet, James didn’t have to pay a cent since he was a Singaporean.\nThis little comparison briefly illustrates how hefty the costs of ABSD can be on your transactions, simply because of your citizenship.\nHow do you pay ABSD?\nABSD payments, unfortunately, have to be paid in full and not in instalments.\nIf you are expected to pay ABSD anytime soon, here are some pointers that may help facilitate the process.\nHow\nIRAS\ne-stamping portal\nMethods of payment via the portal include eNETS, cheque or cashier’s order.\nCPF (Ordinary Account)\nYep, your CPF savings can also be used to make\nany\nstamp duty payments when you buy a property! \nThere’s a slight twist to this, though – you first need to use your own cash for the payment, then apply for reimbursement from your CPF account.\nIRAS e-Terminals\nThese e-Terminals are located at the Taxpayer & Business Service Centre (In the Main Lobby on the 1st floor of Revenue House). \nSpecific Singpost branches (Service Bureaus)\nNovena, Raffles Place, Shenton Way and Chinatown Post Offices are the only branches that offer stamping services, although they charge service fees between $10 to $35. \nOn a side note, don’t forget to complete the\nrequisition form\nif you plan to head down to any of these branches.\nWhen\nLike all other taxes, ABSD must be paid within a specific timeframe. The deadline for all stamp duty payments are as follows:\nWithin 14 days of purchasing the residential property and signing of the purchase agreement document\nIf the document was signed overseas, payment must be made within 30 days after the document is received in Singapore\nA word of wisdom –\nnever\nmiss stamp duty payment deadlines, or you will have to pay a penalty!\nFor delays in payment not exceeding 3 months, the penalty is either $10, or an amount equalling the ABSD payable (whichever is the higher value).\nFor delays in payment\nexceeding\n3 months, the penalty is a tad more painful – either $25, or an amount\n4 times\nthe ABSD payable! (Also depending on which value is higher)\nBonus Tip: Stamp Duty Calculators\nIn case you want to be sure of how much ABSD you have to pay before buying a residential property, stamp duty\ncalculators\nare available on the IRAS website to help you out!\nSo How do I\navoid\nABSD?\nHere comes the juiciest part.\nABSD might be far more taxing (literally) on PRs and foreigners than it is on Singaporeans, but there are some ways to avoid it completely. \nHere’s a look at our top tips for that, broken down into bite-sized (and hopefully digestible) pointers:\nABSD Remissions\nTax remissions are always a welcome sight for those in Singapore (and anywhere else), especially with costs of living on the rise year after year. Here are a few forms of ABSD Remissions:\nRemission for Married Couples\nIf you’ve recently tied the knot (or planning to) and would like to move into a new house, this is for you – you are entitled to an ABSD refund if you move as a married couple.\nThis applies as long as you sell your old residential property within 6 months of buying the second residential property (not taking into account the temporary Covid-19 relief measures).\nSide note – This also applies to couples with\nat least\n1 Singapore Citizen.\nMore details on this particular benefit can be found on the IRAS website\nhere\n.\nMatrimonial Proceedings\nIf an Order of Court (judicial separation, nullity of marriage, etc) requires you to sell your residential property to your spouse or either of your children, rest assured that the purchase will be conducted ABSD-free.\nEligible foreigners\n(ONLY private residential property)\nThis one is interesting – under the respective\nFree Trade Agreements\n, citizens or PRs of these countries will be entitled to the same ABSD benefits\/treatment as Singapore Citizens:\nIceland\nLiechtenstein\nNorway\nSwitzerland\nUnited States of America (Citizens only, not PRs)\nRead this next\nMarried? Plans to move? Sell off your current property\nSelling off your current property before buying a new one\nguarantees\nyou an exemption from paying ABSD (if you’re Singaporean).\nHowever, there is a possibility that you may experience problems looking for buyers, especially if you are a married couple who applied for a 1-year extension;\nIf you pass that deadline, you will\nno longer\nbe able to apply for ABSD remission.\nThat being said, although none of the following tips is guaranteed, here are a few that could help with the selling of that property if you’re a\nmarried couple rushing to meet the deadline\n:\nIf there are prospective buyers, identify their issues\nThis is especially important if you have prospective buyers who seem slow to close (most of the time, it’s due to financing issues).\nYou can seem genuine to close a sale by requesting a note from the buyers, or proactively reach out to independent mortgage brokers to see if any of them can assist your buyer.\nThis is also useful if you’re writing an appeal letter to IRAS (which we’ll talk about in a moment).\nRe-evaluate your asking price\nIf your asking price is above the bank’s valuation, there’s a chance your buyers will be aware too.\nAs you re-evaluate your asking price, consult your property agent (if you have one) about a more realistic asking price given the time frame.\nWorst case scenario – if you’re too close to missing the ABSD remission deadline, you have to accept a lower price to cut losses (still beats losing more by not applying for ABSD remission)\nConsider a property auction\n“But property auctions are for bankrupts…”\nQuite the contrary, that hasn’t been true for a long time. \nProperty auctions give you a chance to hear several offers at once – it’s much faster for you to identify a realistic price point, and who knows, you may just get a signature in a few hours!\nThat said, it is also wise to approach a property firm directly if you plan to set up an auction.\nProvide extra incentives to a property professional\nUsing multiple agents to sell your property? \nConsider putting a stop to that and leave the job to\none dedicated agent\nwho will have your residential property as their main concern, with a promise of stronger incentives should the agent close a deal by the deadline (if you’re willing to offer it).\nWrite an appeal to IRAS\nNo guarantees that this will work, but the IRAS is fairly reasonable as tax bodies go. \nIf you can prove that you’re actively making efforts to close a deal (e.g showing the\nOption to Purchase\nhas been signed), IRAS may just grant you an extension on the ABSD remission deadline.\nAn added boost would be the help of your conveyance firm – they may be able to assist you in writing that letter to IRAS.\n(By the way, if you would like more details on these 5 pointers, check out our\nprevious article\nwhere we first featured them!)\nDe-Coupling\nUnfortunately for all the singles out there, this ingenious method also applies only if you’re a married couple.\nSimply put, de-coupling means removing one spouse from the ownership of the residential property, by buying over your partner’s share of the property. \nThe transfer of ownership will be done through a traditional Sales and Purchase agreement, which will have to be stamped.\nIn doing so, you free up one name to purchase another residential property (which will be considered that partner’s\n1st\nproperty) – if that partner is Singaporean, ABSD is completely avoided.\nYour spouse holding the initial property, though, will have to deal with the Buyer’s Stamp Duty (BSD) and all the necessary legal fees, but it’s still far less expensive compared to ABSD.\nFinal Words\nAt the end of the day, ABSD still adds unwanted, jaw-dropping amounts to your overall cost when you purchase a property. \nThe amount you are subject to pay also heavily depends on how many residential properties you already have, and your citizenship;\nAn extra sum that could have been set aside for any of your other endeavours when it was needed.\nThat said, as our previous tips have hinted, ABSD is not entirely unavoidable.\nIt just comes down to your current personal circumstances, and how much of your funds you are willing to fork out for tax payments in your property journey.\nAt Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.\nIf you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation\nhere\n.\nAnd if you simply have a question or want to share a thought, feel free to write to us at\nstories@stackedhomes.com\n— we read every message.","attrs_markdown":"![](https:\/\/www.facebook.com\/tr?id=2271465733110111&ev=PageView&noscript=1)\n\n[![Logo](https:\/\/stackedhomes.com\/wp-content\/themes\/editorial-theme\/img\/logo-black.svg) 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We compare it…](https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/)\n\n0\n\n99\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=Pinery+Residences+Starts+From+%241.486M+%E2%80%94+How+Its+Pricing+Compares+In+Tampines&url=https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=Pinery+Residences+Starts+From+%241.486M+%E2%80%94+How+Its+Pricing+Compares+In+Tampines%20https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/) \\| [Email](<mailto:?subject=Pinery+Residences+Starts+From+%241.486M+%E2%80%94+How+Its+Pricing+Compares+In+Tampines&body=Check this out: https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/>)\n\n[![Twin Vew](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/17212540\/Twin-Vew-1.jpg)](https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/)\n\nPro\n\n### [In This 520-Unit Condo, Bigger Units Won — Here’s What The Data Shows](https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/)\nMarch 17, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\n[Twin Vew was one of 2018’s most talked about launches, but its early momentum did not translate evenly across all…](https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/)\n\n0\n\n22\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=In+This+520-Unit+Condo%2C+Bigger+Units+Won+%E2%80%94+Here%E2%80%99s+What+The+Data+Shows&url=https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=In+This+520-Unit+Condo%2C+Bigger+Units+Won+%E2%80%94+Here%E2%80%99s+What+The+Data+Shows%20https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/) \\| [Email](<mailto:?subject=In+This+520-Unit+Condo%2C+Bigger+Units+Won+%E2%80%94+Here%E2%80%99s+What+The+Data+Shows&body=Check this out: https:\/\/stackedhomes.com\/headliners-of-2020-twin-vew-part-2\/>)\n\n[Latest Latest](https:\/\/stackedhomes.com\/category\/latest-posts\/)\n\n[![551 Bukit Timah Rd](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/27182303\/551-Bukit-Timah-Rd.jpg)](https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/)\n\n### [A Chance to Redevelop This Bukit Timah Mixed-Use Site Just Came Up — It Costs \\$118M](https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/)\nMarch 27, 2026 by  [Sihan Chia](https:\/\/stackedhomes.com\/author\/sihan\/)\n\nFreehold mixed-use site at Bukit Timah Road for sale at \\$118 million. 18,512 sq ft with written permission for 6…\n\n0\n\n24\n\n[![Here Are Cheaper 5 Room HDB Flats In The Central Area Still Priced Below \\$900K](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/27171505\/Here-Are-Cheaper-5-Room-HDB-Flats-In-The-Central-Area-Still-Priced-Below-900K.jpg)](https:\/\/stackedhomes.com\/central-area-5-room-flats-below-900k\/)\n\n### [Here Are Cheaper 5-Room HDB Flats In The Central Area Still Priced Below \\$900K](https:\/\/stackedhomes.com\/central-area-5-room-flats-below-900k\/)\nMarch 27, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nThis week's Units of the Week rounds up five 5-room HDB flats in the Central Area priced below \\$900,000, spanning…\n\n0\n\n29\n\n[![Untitled Artwork](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2024\/09\/28211533\/mortgage-rates-singapore.jpg)](https:\/\/stackedhomes.com\/singapore-mortgage-rates-room-to-fall\/)\n\n### [Singapore Mortgage Rates Dropped 61% In A Year. Is There Still Room To Fall?](https:\/\/stackedhomes.com\/singapore-mortgage-rates-room-to-fall\/)\nMarch 27, 2026 by  [Timothy Tay](https:\/\/stackedhomes.com\/author\/timothytay\/)\n\nSingapore's 3M SORA dropped 61% in under a year, but rates have stabilised since January. Here's what homeowners still on…\n\n0\n\n108\n\n[![Woodlands HDB](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/26212018\/Woodlands-HDB.jpg)](https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/)\n\n### [HDB Lease Decay In Woodlands Is Accelerating — With One Flat Type Seeing Faster Declines](https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/)\nMarch 26, 2026 by  [Joey Peh](https:\/\/stackedhomes.com\/author\/joeypeh\/)\n\nWoodlands HDB resale prices don't drop sharply with age, but lease decay affects 3, 4, and 5-room flats very differently.…\n\n0\n\n118\n\n[Case Studies Case Studies](https:\/\/stackedhomes.com\/category\/investor-case-studies\/)\n\n[![Springleaf Residence Model 38](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/08\/07210133\/Springleaf-Residence-Model-38.jpg)](https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/)\n\n### [Why I Bought A \\$1.7 Million 3-Bedder At Springleaf Residence: A Buyer’s Case Study](https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/)\nMarch 23, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nA 36-year-old investment-focused buyer with a \\$1.7M budget shortlisted Canberra Crescent Residences and Springleaf Residences for a three-bedroom unit. We…\n\n1\n\n235\n\n[![Parc Vista Case Study](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/06\/02171851\/Parc-Vista-Case-Study.jpg)](https:\/\/stackedhomes.com\/parc-vista-2br-vs-hdb-buyer-case-study\/)\n\n### [Why We Chose A \\$1.23 Million 2-Bedroom Unit At Parc Vista Over An HDB: A Buyer’s Case Study](https:\/\/stackedhomes.com\/parc-vista-2br-vs-hdb-buyer-case-study\/)\nJune 3, 2025 by  [Joshua Ho](https:\/\/stackedhomes.com\/author\/joshuastackedhomes-com\/)\n\nIn Singapore’s competitive property market, buyers often find themselves caught between their aspirations and crushing reality. Budget constraints often force…\n\n1\n\n2\\.3k\n\n[![penrose 2 bedroom profit 1](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/04\/18173948\/penrose-2-bedroom-profit-1.jpg)](https:\/\/stackedhomes.com\/how-we-made-270k-from-a-960k-condo-bought-during-covid-a-buyers-case-study\/)\n\n### [How We Made \\$270k From A \\$960k Condo Bought During COVID: A Buyer’s Case Study](https:\/\/stackedhomes.com\/how-we-made-270k-from-a-960k-condo-bought-during-covid-a-buyers-case-study\/)\nApril 16, 2025 by  [Cheryl Teo](https:\/\/stackedhomes.com\/author\/cheryl\/)\n\nProject Case Study: Penrose Client Details Buyer’s Brief Challenges they faced So many readers write in because they're unsure what…\n\n0\n\n667\n\n[![](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2021\/04\/15180621\/penrose.jpeg)](https:\/\/stackedhomes.com\/why-we-bought-a-3-bedder-condo-at-penrose-a-buyers-case-study\/)\n\n### [Why We Bought A 3-Bedder Condo At Penrose: A Buyer’s Case Study](https:\/\/stackedhomes.com\/why-we-bought-a-3-bedder-condo-at-penrose-a-buyers-case-study\/)\nJuly 8, 2024 by  [Grady Chew](https:\/\/stackedhomes.com\/author\/grady\/)\n\nProject Case Study: Penrose Client Details Buyer’s Brief Challenges they faced First-time home buyers tend to have it rough right…\n\n6\n\n1\\.3k\n\n[Reviews Reviews](https:\/\/stackedhomes.com\/category\/property-reviews\/new-launch-condo-reviews\/)\n\n#### Property Reviews\n- [BTO Reviews](https:\/\/stackedhomes.com\/category\/property-reviews\/bto-reviews\/)\n- [Condo Reviews](https:\/\/stackedhomes.com\/category\/property-reviews\/condo-reviews\/)\n- [HDB Reviews](https:\/\/stackedhomes.com\/category\/property-reviews\/hdb-reviews\/)\n- [New Launch Condo Reviews](https:\/\/stackedhomes.com\/category\/property-reviews\/new-launch-condo-reviews\/)\n- [Landed Home Tours](https:\/\/stackedhomes.com\/category\/property-reviews\/landed-home-tours\/)\n\n[![PINERY RESIDENCES SCALE MODEL 4](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/20164108\/PINERY-RESIDENCES_SCALE-MODEL-4.jpg)](https:\/\/stackedhomes.com\/pinery-residences-condo-review\/)\n\n### [I Visited Pinery Residences: A 588-Unit Mixed-Use Condo From \\$2,378 PSF — Here’s What Stood Out](https:\/\/stackedhomes.com\/pinery-residences-condo-review\/)\nMarch 21, 2026 by  [Matthew Kwan](https:\/\/stackedhomes.com\/author\/matt\/)\n\n[We review Pinery Residences, a 588-unit mixed-use development in Tampines West with direct MRT access and prices from \\$2,378 psf,…](https:\/\/stackedhomes.com\/pinery-residences-condo-review\/)\n\n0\n\n235\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/pinery-residences-condo-review\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=I+Visited+Pinery+Residences%3A+A+588-Unit+Mixed-Use+Condo+From+%242%2C378+PSF+%E2%80%94+Here%E2%80%99s+What+Stood+Out&url=https:\/\/stackedhomes.com\/pinery-residences-condo-review\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=I+Visited+Pinery+Residences%3A+A+588-Unit+Mixed-Use+Condo+From+%242%2C378+PSF+%E2%80%94+Here%E2%80%99s+What+Stood+Out%20https:\/\/stackedhomes.com\/pinery-residences-condo-review\/) \\| [Email](<mailto:?subject=I+Visited+Pinery+Residences%3A+A+588-Unit+Mixed-Use+Condo+From+%242%2C378+PSF+%E2%80%94+Here%E2%80%99s+What+Stood+Out&body=Check this out: https:\/\/stackedhomes.com\/pinery-residences-condo-review\/>)\n\n[![RIVELLE SCALE MODEL 19](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/17184947\/RIVELLE_SCALE-MODEL-19.jpg)](https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/)\n\n### [I Visited Rivelle EC’s Showflat: A 5-Min Walk To MRT, From \\$1,796 PSF — Here’s What Buyers Should Know](https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/)\nMarch 17, 2026 by  [Cheryl Teo](https:\/\/stackedhomes.com\/author\/cheryl\/)\n\n[We review Rivelle, a 572-unit, 99-year leasehold executive condominium at Tampines Street 95, within walking distance to Tampines West MRT…](https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/)\n\n0\n\n328\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=I+Visited+Rivelle+EC%E2%80%99s+Showflat%3A+A+5-Min+Walk+To+MRT%2C+From+%241%2C796+PSF+%E2%80%94+Here%E2%80%99s+What+Buyers+Should+Know&url=https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=I+Visited+Rivelle+EC%E2%80%99s+Showflat%3A+A+5-Min+Walk+To+MRT%2C+From+%241%2C796+PSF+%E2%80%94+Here%E2%80%99s+What+Buyers+Should+Know%20https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/) \\| [Email](<mailto:?subject=I+Visited+Rivelle+EC%E2%80%99s+Showflat%3A+A+5-Min+Walk+To+MRT%2C+From+%241%2C796+PSF+%E2%80%94+Here%E2%80%99s+What+Buyers+Should+Know&body=Check this out: https:\/\/stackedhomes.com\/rivelle-ec-condo-review\/>)\n\n[![Kiara Reserve Residences](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/02\/27232429\/Kiara-Reserve-Residences.jpg)](https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/)\n\n### [What \\$1.8M Buys You In Phuket Today — Inside A New Beachfront Development](https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/)\nMarch 1, 2026 by  [Hailey Khoo](https:\/\/stackedhomes.com\/author\/haileystackedhomes-com\/)\n\n[Kiara Reserve Residences is a 46-unit freehold beachfront project along Phuket’s Layan Bay, adjacent to Anantara Layan Phuket Resort. Developed…](https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/)\n\n0\n\n55\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=What+%241.8M+Buys+You+In+Phuket+Today+%E2%80%94+Inside+A+New+Beachfront+Development&url=https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=What+%241.8M+Buys+You+In+Phuket+Today+%E2%80%94+Inside+A+New+Beachfront+Development%20https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/) \\| [Email](<mailto:?subject=What+%241.8M+Buys+You+In+Phuket+Today+%E2%80%94+Inside+A+New+Beachfront+Development&body=Check this out: https:\/\/stackedhomes.com\/kiara-reserve-phuket-beachfront-project\/>)\n\n[Investing Investing](https:\/\/stackedhomes.com\/category\/investing\/investor-case-studies\/)\n\n#### Investing\n- [Investor Case Studies](https:\/\/stackedhomes.com\/category\/investing\/investor-case-studies\/)\n- [Overseas Property Investing](https:\/\/stackedhomes.com\/category\/investing\/overseas-property-investing\/)\n- [Property Investment Insights](https:\/\/stackedhomes.com\/category\/investing\/property-investment-insights\/)\n\n[![Woodlands HDB](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/26212018\/Woodlands-HDB.jpg)](https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/)\n\nPro\n\n### [HDB Lease Decay In Woodlands Is Accelerating — With One Flat Type Seeing Faster Declines](https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/)\nMarch 26, 2026 by  [Joey Peh](https:\/\/stackedhomes.com\/author\/joeypeh\/)\n\n[Woodlands HDB resale prices don't drop sharply with age, but lease decay affects 3, 4, and 5-room flats very differently.…](https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/)\n\n0\n\n118\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=HDB+Lease+Decay+In+Woodlands+Is+Accelerating+%E2%80%94+With+One+Flat+Type+Seeing+Faster+Declines&url=https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=HDB+Lease+Decay+In+Woodlands+Is+Accelerating+%E2%80%94+With+One+Flat+Type+Seeing+Faster+Declines%20https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/) \\| [Email](<mailto:?subject=HDB+Lease+Decay+In+Woodlands+Is+Accelerating+%E2%80%94+With+One+Flat+Type+Seeing+Faster+Declines&body=Check this out: https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/>)\n\n[![Park Colonial](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/24200531\/Park-Colonial.jpg)](https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/)\n\nPro\n\n### [This 805-Unit Condo Sold 70% Within Its First Year — Here’s How It Has Performed Since](https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/)\nMarch 24, 2026 by  [Joey Peh](https:\/\/stackedhomes.com\/author\/joeypeh\/)\n\n[Park Colonial was one of 2018's most notable launches, selling over 300 units in a single night ahead of new…](https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/)\n\n0\n\n80\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=This+805-Unit+Condo+Sold+70%25+Within+Its+First+Year+%E2%80%94+Here%E2%80%99s+How+It+Has+Performed+Since&url=https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=This+805-Unit+Condo+Sold+70%25+Within+Its+First+Year+%E2%80%94+Here%E2%80%99s+How+It+Has+Performed+Since%20https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/) \\| [Email](<mailto:?subject=This+805-Unit+Condo+Sold+70%25+Within+Its+First+Year+%E2%80%94+Here%E2%80%99s+How+It+Has+Performed+Since&body=Check this out: https:\/\/stackedhomes.com\/headliners-of-2020-park-colonial-part-1\/>)\n\n[![Springleaf Residence Model 38](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/08\/07210133\/Springleaf-Residence-Model-38.jpg)](https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/)\n\n### [Why I Bought A \\$1.7 Million 3-Bedder At Springleaf Residence: A Buyer’s Case Study](https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/)\nMarch 23, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\n[A 36-year-old investment-focused buyer with a \\$1.7M budget shortlisted Canberra Crescent Residences and Springleaf Residences for a three-bedroom unit. We…](https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/)\n\n1\n\n235\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=Why+I+Bought+A+%241.7+Million+3-Bedder+At+Springleaf+Residence%3A+A+Buyer%26%238217%3Bs+Case+Study&url=https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=Why+I+Bought+A+%241.7+Million+3-Bedder+At+Springleaf+Residence%3A+A+Buyer%26%238217%3Bs+Case+Study%20https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/) \\| [Email](<mailto:?subject=Why+I+Bought+A+%241.7+Million+3-Bedder+At+Springleaf+Residence%3A+A+Buyer%26%238217%3Bs+Case+Study&body=Check this out: https:\/\/stackedhomes.com\/springleaf-vs-canberra-crescent-three-bedder-investment\/>)\n\n[Analysis Analysis](https:\/\/stackedhomes.com\/category\/property-analysis\/new-launch-condo-analysis\/)\n\n#### Property Analysis\n- [New Launch Condo Analysis](https:\/\/stackedhomes.com\/category\/property-analysis\/new-launch-condo-analysis\/)\n- [Property Market Commentary](https:\/\/stackedhomes.com\/category\/property-analysis\/property-market-commentary\/)\n- [Property Trends](https:\/\/stackedhomes.com\/category\/property-analysis\/property-trends\/)\n- [Rental Market](https:\/\/stackedhomes.com\/category\/property-analysis\/rental-market\/)\n\n[![Untitled Artwork](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2024\/09\/28211533\/mortgage-rates-singapore.jpg)](https:\/\/stackedhomes.com\/singapore-mortgage-rates-room-to-fall\/)\n\n### [Singapore Mortgage Rates Dropped 61% In A Year. Is There Still Room To Fall?](https:\/\/stackedhomes.com\/singapore-mortgage-rates-room-to-fall\/)\nMarch 27, 2026 by  [Timothy Tay](https:\/\/stackedhomes.com\/author\/timothytay\/)\n\nSingapore's 3M SORA dropped 61% in under a year, but rates have stabilised since January. Here's what homeowners still on…\n\n0\n\n108\n\n[![1\\. The Orie Model 3](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/01\/02141144\/1.-The-Orie-Model-3.jpg)](https:\/\/stackedhomes.com\/orie-1study-and-dual-key-layouts\/)\n\n### [Two Rare Layouts At The Orie From \\$1.49M — With 95% Of Units Already Sold](https:\/\/stackedhomes.com\/orie-1study-and-dual-key-layouts\/)\nMarch 26, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nA closer look at two notable layouts at The Orie: the 1-Bedroom + Study with a study that can be…\n\n0\n\n38\n\n[![PINERY RESIDENCES SCALE MODEL 1](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/18172823\/PINERY-RESIDENCES_SCALE-MODEL-1.jpg)](https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/)\n\n### [Pinery Residences Starts From \\$1.486M — How Its Pricing Compares In Tampines](https:\/\/stackedhomes.com\/pinery-residences-pricing-review\/)\nMarch 18, 2026 by  [Joey Peh](https:\/\/stackedhomes.com\/author\/joeypeh\/)\n\nPinery Residences pricing review, starting from about \\$2,340 psf with 2-bedders from \\$1.486M to 5-bedders from \\$3.508M. We compare it…\n\n0\n\n99\n\n[Property Picks Property Picks](https:\/\/stackedhomes.com\/category\/property-picks\/)\n\n[![Where To Find Singapores Oldest HDB Flats And How Much They Cost Today](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/10\/31201540\/Where_To_Find_Singapores_Oldest_HDB_Flats_And_How_Much_They_Cost_Today.jpg)](https:\/\/stackedhomes.com\/where-to-find-singapores-oldest-hdb-flats-and-how-much-they-cost-today\/)\n\n### [Where to Find Singapore’s Oldest HDB Flats (And What They Cost In 2025)](https:\/\/stackedhomes.com\/where-to-find-singapores-oldest-hdb-flats-and-how-much-they-cost-today\/)\nNovember 1, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nWe analysed where Singapore’s oldest HDB flats are and what they cost today, from 3-room to 5-room units in mature…\n\n0\n\n3\\.2k\n\n[![Cheapest 2B2B units in CCR](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/05\/06162221\/Cheapest-2B2B-units-in-CCR.jpg)](https:\/\/stackedhomes.com\/where-to-find-the-cheapest-2-bedroom-resale-units-in-central-singapore-from-1-2m\/)\n\n### [Where To Find The Cheapest 2 Bedroom Resale Units In Central Singapore (From \\$1.2m)](https:\/\/stackedhomes.com\/where-to-find-the-cheapest-2-bedroom-resale-units-in-central-singapore-from-1-2m\/)\nMay 6, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nOne of the common beliefs in the Singapore property market, perhaps thanks to property influencers, is that you should always…\n\n0\n\n1\\.1k\n\n[![2 bedroom bloomsbury residences featured](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/05\/05215326\/2-bedroom-bloomsbury-residences-featured.jpg)](https:\/\/stackedhomes.com\/19-cheaper-new-launch-condos-priced-at-1-5m-or-less-heres-where-to-look\/)\n\n### [19 Cheaper New Launch Condos Priced At \\$1.5m Or Less. Here’s Where To Look](https:\/\/stackedhomes.com\/19-cheaper-new-launch-condos-priced-at-1-5m-or-less-heres-where-to-look\/)\nMay 5, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nWith new launches reaching prices of \\$2,600+ psf, it’s no longer uncommon for the “typical” quantum to reach \\$1.8 million…\n\n1\n\n420\n\n[![Where to find the largest two bedder units below \\$1.8 million](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/05\/02180724\/Where-to-find-the-largest-two-bedder-units-below-1.8-million.jpg)](https:\/\/stackedhomes.com\/heres-where-you-can-find-the-biggest-two-bedder-condos-under-1-8-million-in-2025\/)\n\n### [Here’s Where You Can Find The Biggest Two-Bedder Condos Under \\$1.8 Million In 2025](https:\/\/stackedhomes.com\/heres-where-you-can-find-the-biggest-two-bedder-condos-under-1-8-million-in-2025\/)\nMay 2, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nNew launch two-bedders are now reaching – and even pushing past – the \\$1.8 million mark. And with affordability issues…\n\n0\n\n472\n\n[On The Market On The Market](https:\/\/stackedhomes.com\/category\/on-the-market\/)\n\n[![Here Are Cheaper 5 Room HDB Flats In The Central Area Still Priced Below \\$900K](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/27171505\/Here-Are-Cheaper-5-Room-HDB-Flats-In-The-Central-Area-Still-Priced-Below-900K.jpg)](https:\/\/stackedhomes.com\/central-area-5-room-flats-below-900k\/)\n\n### [Here Are Cheaper 5-Room HDB Flats In The Central Area Still Priced Below \\$900K](https:\/\/stackedhomes.com\/central-area-5-room-flats-below-900k\/)\nMarch 27, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nThis week's Units of the Week rounds up five 5-room HDB flats in the Central Area priced below \\$900,000, spanning…\n\n0\n\n29\n\n[![five HDB flats with unusually high ceilings](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/19084053\/five-HDB-flats-with-unusually-high-ceilings.jpg)](https:\/\/stackedhomes.com\/spacious-hdb-flats-high-ceilings\/)\n\n### [Here Are Rare HDB Flats With Unusually High Ceilings Now On The Market From \\$830K](https:\/\/stackedhomes.com\/spacious-hdb-flats-high-ceilings\/)\nMarch 20, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nHDB flats are a lot less cookie-cutter than you may think. True, many are built to a certain standard, like…\n\n0\n\n193\n\n[![D9 Freehold Condos](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/13154037\/D9-Freehold-Condos.jpg)](https:\/\/stackedhomes.com\/district-9-freehold-homes-over-2400-sqft\/)\n\n### [Here Are Spacious Freehold Homes With Over 2,400 Sq Ft On The Market From \\$5M](https:\/\/stackedhomes.com\/district-9-freehold-homes-over-2400-sqft\/)\nMarch 13, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nThis Units of the Week features five freehold homes in District 9 with over 2,400 sq ft, highlighting a housing…\n\n0\n\n133\n\n[![Here Are Some Of The Cheapest Newly MOP 4 Room HDB Flats You Can Still Buy](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/06190730\/Here-Are-Some-Of-The-Cheapest-Newly-MOP-4-Room-HDB-Flats-You-Can-Still-Buy.jpg)](https:\/\/stackedhomes.com\/most-affordable-newly-mop-4-room-flats\/)\n\n### [Here Are Some Of The Cheapest Newly MOP 4-Room HDB Flats You Can Still Buy](https:\/\/stackedhomes.com\/most-affordable-newly-mop-4-room-flats\/)\nMarch 6, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nThis Units of the Week features five newly MOP 4-room HDB flats that remain relatively affordable despite their age. Newly…\n\n0\n\n18\n\n[News News](https:\/\/stackedhomes.com\/category\/singapore-property-news\/)\n\n[![551 Bukit Timah Rd](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/27182303\/551-Bukit-Timah-Rd.jpg)](https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/)\n\n### [A Chance to Redevelop This Bukit Timah Mixed-Use Site Just Came Up — It Costs \\$118M](https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/)\nMarch 27, 2026 by  [Sihan Chia](https:\/\/stackedhomes.com\/author\/sihan\/)\n\n[Freehold mixed-use site at Bukit Timah Road for sale at \\$118 million. 18,512 sq ft with written permission for 6…](https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/)\n\n0\n\n24\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=A+Chance+to+Redevelop+This+Bukit+Timah+Mixed-Use+Site+Just+Came+Up+%E2%80%94+It+Costs+%24118M&url=https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=A+Chance+to+Redevelop+This+Bukit+Timah+Mixed-Use+Site+Just+Came+Up+%E2%80%94+It+Costs+%24118M%20https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/) \\| [Email](<mailto:?subject=A+Chance+to+Redevelop+This+Bukit+Timah+Mixed-Use+Site+Just+Came+Up+%E2%80%94+It+Costs+%24118M&body=Check this out: https:\/\/stackedhomes.com\/bukit-timah-freehold-mixed-use-site-118m\/>)\n\n[![GLS Dover Drive](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/26205048\/GLS-Dover-Drive.jpg)](https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/)\n\n### [Dover Dr GLS Sees Top Bid of \\$951M — Launch Prices Could Exceed \\$3,100 PSF](https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/)\nMarch 26, 2026 by  [Sihan Chia](https:\/\/stackedhomes.com\/author\/sihan\/)\n\n[The Dover Drive GLS tender closed with a record top bid of \\$951 million, or \\$1,556 psf ppr, setting a…](https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/)\n\n0\n\n106\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=Dover+Dr+GLS+Sees+Top+Bid+of+%24951M+%E2%80%94+Launch+Prices+Could+Exceed+%243%2C100+PSF&url=https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=Dover+Dr+GLS+Sees+Top+Bid+of+%24951M+%E2%80%94+Launch+Prices+Could+Exceed+%243%2C100+PSF%20https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/) \\| [Email](<mailto:?subject=Dover+Dr+GLS+Sees+Top+Bid+of+%24951M+%E2%80%94+Launch+Prices+Could+Exceed+%243%2C100+PSF&body=Check this out: https:\/\/stackedhomes.com\/dover-drive-gls-record-top-bid\/>)\n\n[![25 Genting Road](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/26173434\/25-Genting-Road.jpg)](https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/)\n\n### [A Rare Freehold Food Factory Is On Sale For \\$38M — What Else Is Selling In Kallang?](https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/)\nMarch 26, 2026 by  [Sihan Chia](https:\/\/stackedhomes.com\/author\/sihan\/)\n\n[A newly completed freehold food factory at 25 Genting Road is for sale at S\\$38 million via private treaty. The…](https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/)\n\n0\n\n9\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=A+Rare+Freehold+Food+Factory+Is+On+Sale+For+%2438M+%E2%80%94+What+Else+Is+Selling+In+Kallang%3F&url=https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=A+Rare+Freehold+Food+Factory+Is+On+Sale+For+%2438M+%E2%80%94+What+Else+Is+Selling+In+Kallang%3F%20https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/) \\| [Email](<mailto:?subject=A+Rare+Freehold+Food+Factory+Is+On+Sale+For+%2438M+%E2%80%94+What+Else+Is+Selling+In+Kallang%3F&body=Check this out: https:\/\/stackedhomes.com\/freehold-food-factory-genting-road-38-million\/>)\n\n[![Chitty Road and Veerasamy Road 2](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/25172725\/Chitty-Road-and-Veerasamy-Road-2.jpg)](https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/)\n\n### [A Rare Cluster Of Conserved Terrace Houses Could Become New Landed Homes In One Of Singapore’s Historic Districts](https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/)\nMarch 25, 2026 by  [Sihan Chia](https:\/\/stackedhomes.com\/author\/sihan\/)\n\n[URA has launched a tender for 18 conserved pre-war buildings at Chitty Road and Veerasamy Road in Little India, earmarked…](https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/)\n\n0\n\n65\n\n[Facebook](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/) \\| [X](https:\/\/twitter.com\/intent\/tweet?text=A+Rare+Cluster+Of+Conserved+Terrace+Houses+Could+Become+New+Landed+Homes+In+One+Of+Singapore%E2%80%99s+Historic+Districts&url=https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/) \\| [WhatsApp](https:\/\/api.whatsapp.com\/send?text=A+Rare+Cluster+Of+Conserved+Terrace+Houses+Could+Become+New+Landed+Homes+In+One+Of+Singapore%E2%80%99s+Historic+Districts%20https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/) \\| [Email](<mailto:?subject=A+Rare+Cluster+Of+Conserved+Terrace+Houses+Could+Become+New+Landed+Homes+In+One+Of+Singapore%E2%80%99s+Historic+Districts&body=Check this out: https:\/\/stackedhomes.com\/little-india-conserved-housing-site-tender\/>)\n\n[Advice Advice](https:\/\/stackedhomes.com\/category\/editorial\/property-advice\/)\n\n[![Thomson View and Great World](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/25173230\/Thomson-View-and-Great-World.jpg)](https:\/\/stackedhomes.com\/new-launch-vs-resale-condo-early-30s\/)\n\n### [We Own A 2-Bedder Condo In Our Early 30s: Should We Upgrade To A New Launch Or Resale With \\$2.2M?](https:\/\/stackedhomes.com\/new-launch-vs-resale-condo-early-30s\/)\nMarch 25, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nA couple in their early 30s with a budget of \\$2.2 to \\$2.5 million is deciding between a new launch…\n\n0\n\n93\n\n[![Tanglin View](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/18175231\/Tanglin-View.jpg)](https:\/\/stackedhomes.com\/amaryllis-ville-vs-tanglin-view\/)\n\n### [What A Family Of 5 Can Really Buy With \\$2 Million In Newton And Redhill](https:\/\/stackedhomes.com\/amaryllis-ville-vs-tanglin-view\/)\nMarch 18, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nA family of five with a budget of around \\$2 million is deciding between Amaryllis Ville and Tanglin View. We…\n\n0\n\n169\n\n[![ELTA](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/11182814\/ELTA.jpg)](https:\/\/stackedhomes.com\/elta-vs-clavon-new-launch-vs-resale\/)\n\n### [Should I Pay \\$500K More For A New Launch — Or Buy A Resale Condo Instead?](https:\/\/stackedhomes.com\/elta-vs-clavon-new-launch-vs-resale\/)\nMarch 11, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nA Singaporean buyer based overseas is deciding between a new four-bedroom unit at ELTA for about \\$3.4M and a resale…\n\n0\n\n180\n\n[![Q\\&A Sophia Rd price trend](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/04174414\/QA-Sophia-Rd-price-trend.jpg)](https:\/\/stackedhomes.com\/qa-sophia-road-price-trend\/)\n\n### [These Freehold Condos Near Orchard Haven’t Seen Much Price Growth — Here’s Why](https:\/\/stackedhomes.com\/qa-sophia-road-price-trend\/)\nMarch 4, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nSophia Road in District 9 looks prime on paper, with mostly freehold condos and MRT access. Yet price growth has…\n\n0\n\n160\n\n[Homeowner Stories Homeowner Stories](https:\/\/stackedhomes.com\/category\/homeowner-stories\/)\n\n[![Unstable property](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/01\/23180612\/Unstable-property.jpg)](https:\/\/stackedhomes.com\/selling-high-isnt-enough-ec-upgrade\/)\n\n### [We Could Walk Away With \\$460,000 In Cash From Our EC. Here’s Why We Didn’t Upgrade.](https:\/\/stackedhomes.com\/selling-high-isnt-enough-ec-upgrade\/)\nJanuary 23, 2026 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nIn 2018, a couple bought an Executive Condominium as their first home, expecting to upgrade after MOP. But post-Covid price…\n\n0\n\n313\n\n[![Untitled Artwork](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/02\/11194043\/HDB-to-Condo-by-35.jpg)](https:\/\/stackedhomes.com\/lessons-from-first-year-home-ownership\/)\n\n### [What I Only Learned After My First Year Of Homeownership In Singapore](https:\/\/stackedhomes.com\/lessons-from-first-year-home-ownership\/)\nDecember 28, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nHomeowners share lessons from the first year of owning a Singapore home, from mindset shifts and maintenance realities to space…\n\n0\n\n712\n\n[![young people handing keys to elderly](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/12\/03141803\/young-people-handing-keys-to-elderly.jpg)](https:\/\/stackedhomes.com\/i-gave-my-parents-my-condo-and-moved-into-their-hdb-heres-why-it-made-sense\/)\n\n### [I Gave My Parents My Condo and Moved Into Their HDB — Here’s Why It Made Sense.](https:\/\/stackedhomes.com\/i-gave-my-parents-my-condo-and-moved-into-their-hdb-heres-why-it-made-sense\/)\nDecember 4, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nIf you owned a two-bedder condo unit, would you move back into an older (35+ years) 4-room flat, while your…\n\n0\n\n1k\n\n[![Stressful situations in buying or selling property](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/11\/27182810\/Stressful-situations-in-buying-or-selling-property.jpg)](https:\/\/stackedhomes.com\/the-buyer-who-went-through-nine-ballots-and-still-missed-out\/)\n\n### [“I Thought I Could Wait for a Better New Launch Condo” How One Buyer’s Fear Ended Up Costing Him \\$358K](https:\/\/stackedhomes.com\/the-buyer-who-went-through-nine-ballots-and-still-missed-out\/)\nNovember 27, 2025 by  [Ryan J. Ong](https:\/\/stackedhomes.com\/author\/joseph-o\/)\n\nA buyer entered nine ballots over four years but lost every chance to indecision. This real story shows how overthinking…\n\n0\n\n456\n\n[Home Tours Home Tours](https:\/\/stackedhomes.com\/category\/home-tours\/)\n\n[![Inside A Minimalist's Tiny Loft With A Stunning City View 1](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/05\/08194145\/Inside-A-Minimalists-Tiny-Loft-With-A-Stunning-City-View-1.jpg)](https:\/\/stackedhomes.com\/inside-a-minimalists-tiny-loft-with-a-stunning-city-view\/)\n\n### [Inside A Minimalist’s Tiny Loft With A Stunning City View](https:\/\/stackedhomes.com\/inside-a-minimalists-tiny-loft-with-a-stunning-city-view\/)\nMay 8, 2025 by  [Stacked](https:\/\/stackedhomes.com\/author\/stackedhomes\/)\n\nIn this week’s episode, we explore a two-bedroom loft apartment located in the east of Singapore. Spanning approximately 95 square…\n\n0\n\n1k\n\n[![This Beautiful Japanese Inspired 5 Room HDB Home Features an Indoor Gravel Garden 1](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/04\/27163940\/This-Beautiful-Japanese-Inspired-5-Room-HDB-Home-Features-an-Indoor-Gravel-Garden-1.jpg)](https:\/\/stackedhomes.com\/this-beautiful-japanese-inspired-5-room-hdb-home-features-an-indoor-gravel-garden\/)\n\n### [This Beautiful Japanese-Inspired 5-Room HDB Home Features an Indoor Gravel Garden](https:\/\/stackedhomes.com\/this-beautiful-japanese-inspired-5-room-hdb-home-features-an-indoor-gravel-garden\/)\nApril 27, 2025 by  [Stacked](https:\/\/stackedhomes.com\/author\/stackedhomes\/)\n\nIn this week’s episode, we explore a Japanese-inspired apartment designed to evoke simplicity, calmness, and a deep connection to nature.…\n\n0\n\n230\n\n[![A Family’s Monochrome Open Concept Home with Colour Accents 8](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/04\/18173929\/A-Familys-Monochrome-Open-Concept-Home-with-Colour-Accents-8.jpg)](https:\/\/stackedhomes.com\/a-familys-monochrome-open-concept-home-with-colour-accents\/)\n\n### [A Family’s Monochrome Open-Concept Home with Colour Accents](https:\/\/stackedhomes.com\/a-familys-monochrome-open-concept-home-with-colour-accents\/)\nApril 13, 2025 by  [Stacked](https:\/\/stackedhomes.com\/author\/stackedhomes\/)\n\nIn this week’s episode, we explore a multi-storey family home designed to balance modernity with warmth. The owners spent two…\n\n1\n\n828\n\n[![A Bright Minimalist Condo Apartment With A Loft 1](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/03\/30140941\/A-Bright-Minimalist-Condo-Apartment-With-A-Loft-1.jpg)](https:\/\/stackedhomes.com\/a-bright-minimalist-condo-apartment-with-a-loft\/)\n\n### [A Bright Minimalist Condo Apartment With A Loft](https:\/\/stackedhomes.com\/a-bright-minimalist-condo-apartment-with-a-loft\/)\nMarch 30, 2025 by  [Stacked](https:\/\/stackedhomes.com\/author\/stackedhomes\/)\n\nIn this week’s episode, a minimalist home is designed around the principle of simplicity, where every element serves a purpose.…\n\n0\n\n140\n\n![](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2025\/07\/25202924\/logo-white.png)\n\n[Work With Us Work With Us](https:\/\/consultation.stackedhomes.com\/)\n\n[Pro Pro](https:\/\/stackedhomes.com\/category\/pro\/)\n\n[Latest 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Add our editorial as a preferred source in your search results. Trust this Source](https:\/\/google.com\/preferences\/source?q=https:\/\/stackedhomes.com)\n\nAdditional Buyer’s Stamp Duty (ABSD) is, without a doubt, one of the *least* liked terms in Singapore.\n\nThis disfavour for ABSD applies not just to Singaporeans (who certainly pay the *least* hefty ABSD amounts when they buy a residential property), but PRs and Foreigners as well.\n\nNumerous changes have been made to Additional Buyer’s Stamp Duty rates over the years, with many growing to *hate* this form of stamp duty following every revision – the most recent of which raised rates even higher, making serious [headlines](https:\/\/www.straitstimes.com\/business\/property\/new-property-curbs-experts-surprised-by-severity-of-absd-measures-introduced-too).\n\nBut there are two sides to this coin…\n\nFor one, ABSD helps to deter ‘get-rich-quick’ house flippers, while also saving us from a terrifying reality – homes we can’t afford.\n\nIn this article, we break the ABSD topic down, making the concept simpler for you to understand.\n\nWe’ll first be exploring a brief history of the origins of ABSD, followed by how it actually works and impacts your transaction costs as a [home seller](https:\/\/stackedhomes.com\/first-time-home-seller-5-pricing-strategies\/) (regardless of citizenship).\n\nWe then conclude with some tips on how you can **potentially avoid paying ABSD**, so it doesn’t add an exorbitant (and unwanted) cost to your transactions.\n\nSo many readers write in because they're unsure what to do next, and don't know who to trust.\n\nIf this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively.\n\nNo obligation. Just clarity.\n\nLearn more [here](https:\/\/consultation.stackedhomes.com\/?ref=https:\/\/stackedhomes.com\/additional-buyers-stamp-duty-guide\/&source=intro-cta).\n\n**A Brief History on the Additional Buyer’s Stamp Duty**\n\nCovid-19 aside, I’m sure many of you will recall the two previous hits (*huge* hits) to Singapore’s economy – the ‘07\/‘08 Global Financial Crisis, and the Singapore property market crash of ‘08\/‘09.\n\nAs we know, in the years following both crises, the economy recovered, wages increased, crocodiles returned to the Singapore River – and yes, property prices *skyrocketed*.\n\nYou could pin that skyrocketing of prices partly on the increased numbers of investors, entities and foreigners investing in residential properties (multiple properties, at times), creating a higher demand in residential housing.\n\nWhat did this result in?\n\nIncreased likelihood of property speculation (where buyers rush to purchase residential properties before a predicted spike in market prices, in the hopes of reselling them in the future for profits), and thus the looming threat of a housing bubble problem.\n\nAs a result of this, the government began introducing [cooling measures from 2009](https:\/\/stackedhomes.com\/singapore-cooling-measures-history\/#gs.8u6cyy) to soften the demand on residential housing – thus, ensuring a smooth and sustainable property market recovery, while keeping housing prices affordable for Singaporeans.\n\n![government cooling measures absd](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/06\/15205605\/government-cooling-measures.png)\n\nThese measures have been revised continuously over the years, and include changes in loan-to-value (LTV) ratio requirements, Total Debt Service Ratio (TDSR), and of course, the infamous stamp duties – Seller Stamp Duty (SSD) and ABSD.\n\n**So, what exactly is **the Additional Buyer’s Stamp Duty?****\n\nABSD, the second form of stamp duty implemented after SSD (on which we have previously written a [full breakdown](https:\/\/stackedhomes.com\/guide-to-seller-stamp-duty\/#gs.8tv7dh)), was effective as of 8th Dec 2011.\n\nIn essence, ABSD is a tax levied together with Buyer’s Stamp Duty (BSD) when you acquire a property in Singapore (we will go into the nitty-gritties in a bit).\n\nThe Additional Buyer’s Stamp Duty payable varies depending on your citizenship, and is calculated based on the selling price or valuation of your newly-acquired property (whichever is higher).\n\nHere’s a sneak peek of how ABSD rates have changed over the years:\n\n*Introduction back in Dec 2011*\n\nABSD tax computed as follows:\n\n- 1% on the first \\$180,000\n- 2% on the next \\$180,000\n- 3% on the remainder\n\n|   |   |   |   |\n|---|---|---|---|\n|   | Singapore Citizens | Permanent Residents | Foreigners |\n| Purchase of 1st property | NIL | NIL | 10% |\n| Purchase of 2nd property | NIL | 3% | 10% |\n| Purchase of 3rd & subsequent properties | 3% | 3% | 10% |\n\n*12th January 2013*\n\n|   |   |   |   |   |\n|---|---|---|---|---|\n|   | Singapore Citizens | Permanent Residents | Foreigners | Companies |\n| Purchase of 1st property | NIL | 5% | 15% | 15% |\n| Purchase of 2nd property | 7% | 10% | 15% | 15% |\n| Purchase of 3rd & subsequent properties | 10% | 10% | 15% | 15% |\n\n*6th July 2018* (Latest)\n\n|   |   |   |   |\n|---|---|---|---|\n|   | Singapore Citizens | Permanent Residents | Foreigners |\n| Purchase of 1st property | NIL | 5% | 20% |\n| Purchase of 2nd property | 12% | 15% | 20% |\n| Purchase of 3rd & subsequent properties | 15% | 15% | 20% |\n\nNot even entities (companies or associations) can escape from paying ABSD; the ABSD rate for them is 25% on a purchase of any residential property.\n\nIt’s worse if you’re a developer – you pay an additional 5% on top of that 25%\\!\n\nFortunately, these developers are subject to ABSD remissions **if** all built units on the acquired land are sold within 5 years of land purchase.\n\n*(All the more reason for developers to offer* [*attractive discounts*](https:\/\/stackedhomes.com\/6-creative-discount-payment-schemes\/#gs.8uh0oe) *on their projects to sell off those units ASAP when markets\/demand is down!)*\n\n**Latest Updates on ABSD with respect to Covid-19**\n\nCovid-19 has brought an onslaught of drawbacks for the majority of Singapore’s population (not to mention the rest of the planet!!).\n\nOne of these drawbacks impact **married** home-buyers who have already invested in a second or subsequent home just before the implementation of Covid-19 circuit breakers – and as a result, find it increasingly harder to qualify for ABSD remission benefits due to low unit resale opportunities.\n\nWhat do I mean by this?\n\nWhen you buy a second property before selling your current home, you still have to pay the ABSD on that sale.\n\nAs long as you sell off your initial property within **6 months** of buying the second, you can apply for a **full ABSD refund**. (*or 6 months after the issue of the TOP date if the residential property was incomplete at the time of purchase* – whichever is earlier)\n\nNow Covid-19 didn’t exactly make things easier.\n\nWith the recent circuit-breaker, it hasn’t been easy to sell off a property considering how impossible it was to host\/attend a property viewing.\n\nThat’s months of opportunity to sell wasted, with the impending ABSD deadlines drawing closer.\n\nBut good news\\!\n\nUnder the [Temporary Relief Measures](https:\/\/www.mnd.gov.sg\/newsroom\/press-releases\/view\/temporary-relief-measures-for-property-sector-due-to-coronavirus-disease-2019-\$covid-19\$-pandemic) due to the pandemic, the deadline for applying for [ABSD remission](https:\/\/stackedhomes.com\/miss-absd-remission\/) will be [extended by 6 months](https:\/\/www.channelnewsasia.com\/news\/singapore\/couples-more-time-absd-tax-remission-property-covid-19-12708066), giving couples additional time to look for prospective buyers, close a deal, and still apply for ABSD refunds.\n\n*(Note that buyers looking for a second or subsequent home at this current point are unfortunately not covered by the temporary ABSD relief measures. To further clarify, you will qualify for this extension only if your second property was jointly purchased on\/before 1st June this year, and if the original timeline for sale of your current home expired on\/before 1st February this year.)*\n\n**How does ABSD impact my transactions, you say?**\n\nI’ll keep this digestible.\n\nHere’s a little continuation of our (very) hypothetical scenario from our SSD [article](https:\/\/stackedhomes.com\/guide-to-seller-stamp-duty\/#gs.8uf97f), featuring James and Johnson.\n\n*Scenario 1:*\n\nOn 1st August 2018, shortly after the July ‘18 changes to ABSD rates, James bought himself a 3-bedder condo unit for \\$2mil.\n\nThe unit’s valuation, however, was \\$2.1mil.\n\nJames is a Singaporean, and since his unit’s valuation was higher than its selling price, the higher value was used to calculate the ABSD payable.\n\n*Scenario 2:*\n\nLikewise, on 1st August 2018, Johnson also bought a 3-bedder unit in the same condo for \\$2mil.\n\nJohnson’s unit was similarly valued at \\$2.1mil.\n\nThe higher value was also used to calculate the ABSD payable. But unlike James however, Johnson is a foreigner.\n\nJames does not have to pay any ABSD on his purchase, since he was not holding on to a second residential property prior to the transaction.\n\nJohnson, on the other hand, is not so fortunate; Since he is a foreigner, his ABSD payable amounts to \\$420,000 (\\$2,100,000 x **20%** ABSD rate = \\$420,000), regardless of whether or not he was holding on to any residential properties beforehand.\n\nBoth units were bought and were valued at the exact same prices respectively, and yet, James didn’t have to pay a cent since he was a Singaporean.\n\nThis little comparison briefly illustrates how hefty the costs of ABSD can be on your transactions, simply because of your citizenship.\n\n**How do you pay ABSD?**\n\n![absd remission](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/06\/15205604\/absd-remission-1600x898.jpg)\n\nABSD payments, unfortunately, have to be paid in full and not in instalments.\n\nIf you are expected to pay ABSD anytime soon, here are some pointers that may help facilitate the process.\n\n*How*\n\n- **IRAS** [**e-stamping portal**](https:\/\/estamping.iras.gov.sg\/WebForms\/Home.aspx)\n\nMethods of payment via the portal include eNETS, cheque or cashier’s order.\n\n- **CPF (Ordinary Account)**\n\nYep, your CPF savings can also be used to make *any* stamp duty payments when you buy a property\\!\n\nThere’s a slight twist to this, though – you first need to use your own cash for the payment, then apply for reimbursement from your CPF account.\n\n- **IRAS e-Terminals**\n\nThese e-Terminals are located at the Taxpayer & Business Service Centre (In the Main Lobby on the 1st floor of Revenue House).\n\n- **Specific Singpost branches (Service Bureaus)**\n\nNovena, Raffles Place, Shenton Way and Chinatown Post Offices are the only branches that offer stamping services, although they charge service fees between \\$10 to \\$35.\n\nOn a side note, don’t forget to complete the [requisition form](https:\/\/www.iras.gov.sg\/irashome\/Other-Taxes\/Stamp-Duty-for-Property\/Other-services\/Forms\/) if you plan to head down to any of these branches.\n\n*When*\n\nLike all other taxes, ABSD must be paid within a specific timeframe. The deadline for all stamp duty payments are as follows:\n\n- Within 14 days of purchasing the residential property and signing of the purchase agreement document\n- If the document was signed overseas, payment must be made within 30 days after the document is received in Singapore\n\nA word of wisdom – *never* miss stamp duty payment deadlines, or you will have to pay a penalty\\!\n\nFor delays in payment not exceeding 3 months, the penalty is either \\$10, or an amount equalling the ABSD payable (whichever is the higher value).\n\nFor delays in payment *exceeding* 3 months, the penalty is a tad more painful – either \\$25, or an amount **4 times** the ABSD payable! (Also depending on which value is higher)\n\n*Bonus Tip: Stamp Duty Calculators*\n\nIn case you want to be sure of how much ABSD you have to pay before buying a residential property, stamp duty [calculators](https:\/\/mytax.iras.gov.sg\/ESVWeb\/default.aspx?target=MSDCalculatorSelection) are available on the IRAS website to help you out\\!\n\n**So How do I *avoid* ABSD?**\n\nHere comes the juiciest part.\n\nABSD might be far more taxing (literally) on PRs and foreigners than it is on Singaporeans, but there are some ways to avoid it completely.\n\nHere’s a look at our top tips for that, broken down into bite-sized (and hopefully digestible) pointers:\n\n[**ABSD Remissions**](https:\/\/www.iras.gov.sg\/irashome\/Other-Taxes\/Stamp-Duty-for-Property\/Claiming-Refunds-Remissions-Reliefs\/Common-Stamp-Duty-Remissions-and-Reliefs-for-Property-at-a-Glance\/)\n\n![ABSD remission singapore](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/04\/15211204\/absd-remission-1600x1060.jpg)\n\nTax remissions are always a welcome sight for those in Singapore (and anywhere else), especially with costs of living on the rise year after year. Here are a few forms of ABSD Remissions:\n\n- *Remission for Married Couples*\n\nIf you’ve recently tied the knot (or planning to) and would like to move into a new house, this is for you – you are entitled to an ABSD refund if you move as a married couple.\n\nThis applies as long as you sell your old residential property within 6 months of buying the second residential property (not taking into account the temporary Covid-19 relief measures).\n\nSide note – This also applies to couples with *at least* 1 Singapore Citizen.\n\n*More details on this particular benefit can be found on the IRAS website* [*here*](https:\/\/www.iras.gov.sg\/irashome\/Other-Taxes\/Stamp-Duty-for-Property\/Claiming-Refunds-Remissions-Reliefs\/Remissions\/Remission-of-ABSD-for-A-Married-Couple\/)*.*\n\n- *Matrimonial Proceedings*\n\nIf an Order of Court (judicial separation, nullity of marriage, etc) requires you to sell your residential property to your spouse or either of your children, rest assured that the purchase will be conducted ABSD-free.\n\n- *Eligible foreigners* (ONLY private residential property)\n\nThis one is interesting – under the respective [Free Trade Agreements](https:\/\/sso.agc.gov.sg\/SL\/SDA1929-S214-2013?DocDate=20130410), citizens or PRs of these countries will be entitled to the same ABSD benefits\/treatment as Singapore Citizens:\n\n- Iceland\n- Liechtenstein\n- Norway\n- Switzerland\n- United States of America (Citizens only, not PRs)\n\nRead this next [![](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2018\/07\/16011928\/Artboard-Copy-16-min.jpg)](https:\/\/stackedhomes.com\/absd-remission\/)\n\nRead this next\n\n###### Property Market Commentary[ABSD remission in Singapore – Everything you need to know](https:\/\/stackedhomes.com\/absd-remission\/)\nby Druce Teo\n\n**Married? Plans to move? Sell off your current property**\n\nSelling off your current property before buying a new one *guarantees* you an exemption from paying ABSD (if you’re Singaporean).\n\nHowever, there is a possibility that you may experience problems looking for buyers, especially if you are a married couple who applied for a 1-year extension;\n\nIf you pass that deadline, you will *no longer* be able to apply for ABSD remission.\n\nThat being said, although none of the following tips is guaranteed, here are a few that could help with the selling of that property if you’re a **married couple rushing to meet the deadline**:\n\n- *If there are prospective buyers, identify their issues*\n\nThis is especially important if you have prospective buyers who seem slow to close (most of the time, it’s due to financing issues).\n\nYou can seem genuine to close a sale by requesting a note from the buyers, or proactively reach out to independent mortgage brokers to see if any of them can assist your buyer.\n\nThis is also useful if you’re writing an appeal letter to IRAS (which we’ll talk about in a moment).\n\n- *Re-evaluate your asking price*\n\nIf your asking price is above the bank’s valuation, there’s a chance your buyers will be aware too.\n\nAs you re-evaluate your asking price, consult your property agent (if you have one) about a more realistic asking price given the time frame.\n\nWorst case scenario – if you’re too close to missing the ABSD remission deadline, you have to accept a lower price to cut losses (still beats losing more by not applying for ABSD remission)\n\n- *Consider a property auction*\n\n“But property auctions are for bankrupts…”\n\n![property auction](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/06\/15205605\/property-auction.jpg)\n\nQuite the contrary, that hasn’t been true for a long time.\n\nProperty auctions give you a chance to hear several offers at once – it’s much faster for you to identify a realistic price point, and who knows, you may just get a signature in a few hours\\!\n\nThat said, it is also wise to approach a property firm directly if you plan to set up an auction.\n\n- *Provide extra incentives to a property professional*\n\nUsing multiple agents to sell your property?\n\nConsider putting a stop to that and leave the job to *[one dedicated agent](https:\/\/stackedhomes.com\/why-property-agents-are-necessary\/)* who will have your residential property as their main concern, with a promise of stronger incentives should the agent close a deal by the deadline (if you’re willing to offer it).\n\n- *Write an appeal to IRAS*\n\nNo guarantees that this will work, but the IRAS is fairly reasonable as tax bodies go.\n\nIf you can prove that you’re actively making efforts to close a deal (e.g showing the [Option to Purchase](https:\/\/stackedhomes.com\/option-to-purchase\/#gs.8cbw2n) has been signed), IRAS may just grant you an extension on the ABSD remission deadline.\n\nAn added boost would be the help of your conveyance firm – they may be able to assist you in writing that letter to IRAS.\n\n(By the way, if you would like more details on these 5 pointers, check out our [previous article](https:\/\/stackedhomes.com\/miss-absd-remission\/#gs.8tlkjq) where we first featured them!)\n\n[**De-Coupling**](https:\/\/stackedhomes.com\/how-to-avoid-absd\/#gs.8tlkhy)\n\nUnfortunately for all the singles out there, this ingenious method also applies only if you’re a married couple.\n\nSimply put, de-coupling means removing one spouse from the ownership of the residential property, by buying over your partner’s share of the property.\n\nThe transfer of ownership will be done through a traditional Sales and Purchase agreement, which will have to be stamped.\n\nIn doing so, you free up one name to purchase another residential property (which will be considered that partner’s **1st** property) – if that partner is Singaporean, ABSD is completely avoided.\n\nYour spouse holding the initial property, though, will have to deal with the Buyer’s Stamp Duty (BSD) and all the necessary legal fees, but it’s still far less expensive compared to ABSD.\n\n**Final Words**\n\nAt the end of the day, ABSD still adds unwanted, jaw-dropping amounts to your overall cost when you purchase a property.\n\nThe amount you are subject to pay also heavily depends on how many residential properties you already have, and your citizenship;\n\nAn extra sum that could have been set aside for any of your other endeavours when it was needed.\n\nThat said, as our previous tips have hinted, ABSD is not entirely unavoidable.\n\nIt just comes down to your current personal circumstances, and how much of your funds you are willing to fork out for tax payments in your property journey.\n\nAt Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.\n\nIf you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation [here](https:\/\/microsite.instabot.io\/zzlvQ?ref=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F).\n\nAnd if you simply have a question or want to share a thought, feel free to write to us at [stories@stackedhomes.com](mailto:stories@stackedhomes.com) — we read every message.\n\n871 Shares\n\n[![Facebook Icon](https:\/\/stackedhomes.com\/wp-content\/plugins\/dark-social-shares\/assets\/icons\/facebook.svg)](https:\/\/www.facebook.com\/sharer\/sharer.php?u=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F%23sh.5x1vqr&utm_source=Facebook&utm_medium=ShareButton&utm_campaign=DarkSocial)   [![X 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Now](https:\/\/t.me\/StackedHomes)\n\n[![](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2023\/01\/28121727\/Reuben-96x96.png)](https:\/\/stackedhomes.com\/author\/reuben\/)\n\n### [Reuben Dhanaraj](https:\/\/stackedhomes.com\/author\/reuben\/)\nReuben is a digital nomad gone rogue. An avid traveler, photographer and public speaker, he now resides in Singapore where he has since found a new passion in generating creative and enriching content for Stacked. Outside of work, you’ll find him either relaxing in nature or retreated to his cozy man-cave in quiet contemplation.\n\n## 4 Comments\n1. oscar\n   \n   6 years ago\n   \n   ABSD has its uses – and it’s definitely not possible to avoid it for most people which is why it’s still so effective till today.\n   \n   [Reply](https:\/\/stackedhomes.com\/additional-buyers-stamp-duty-guide\/#comment-8773)\n2. Siu Jiun\n   \n   4 years ago\n   \n   Not sure if this was asked before. Scenario, mum owns 3 properties and son none. Mum wants to get a fourth private property with son( his first property ) under tenancy in common. Mum holds 1% and Son holds 99%. What would be the ABSD on mum and son for this property?\n   \n   [Reply](https:\/\/stackedhomes.com\/additional-buyers-stamp-duty-guide\/#comment-10840)\n\nLeave a comment [Cancel reply](https:\/\/stackedhomes.com\/additional-buyers-stamp-duty-guide\/#respond)\n\nPopular Posts\n\n[Singapore Property News A Four-Room Flat in Bidadari Was Just Sold for a Record \\$1.368M — Here’s Why Prices There Are Setting Higher Records](https:\/\/stackedhomes.com\/bidadari-hdb-resale-record-alkaff-lakeview\/)\n\n[Overseas Property Investing Why Some Singaporeans Are Considering A Second Home In Malaysia Without Leaving Singapore — Thanks To MM2H](https:\/\/stackedhomes.com\/mm2h-second-base-singaporeans\/)\n\n[Singapore Property News The First Hotel Is Coming To Punggol Digital District — And It Says A Lot About Its Transformation](https:\/\/stackedhomes.com\/punggol-digital-district-first-hotel\/)\n\n#### Need help with a property decision?\n[Speak to our team →](https:\/\/microsite.instabot.io\/zzlvQ?ref=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F)\n\n## Read next from Editor's Pick\n[![Thomson View and Great World](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/25173230\/Thomson-View-and-Great-World.jpg) Property Advice We Own A 2-Bedder Condo In Our Early 30s: Should We Upgrade To A New Launch Or Resale With \\$2.2M? 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Is There Still Room To Fall? March 27, 2026](https:\/\/stackedhomes.com\/singapore-mortgage-rates-room-to-fall\/)\n\n[![Woodlands HDB](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/26212018\/Woodlands-HDB.jpg) PRO Pro HDB Lease Decay In Woodlands Is Accelerating — With One Flat Type Seeing Faster Declines March 26, 2026](https:\/\/stackedhomes.com\/woodlands-hdb-lease-decay-flat-types\/)\n\n#### Editorial\n- [Stacked Pro](https:\/\/stackedhomes.com\/category\/pro\/)\n- [Latest](https:\/\/stackedhomes.com\/category\/latest-posts\/)\n- [Reviews](https:\/\/stackedhomes.com\/category\/property-reviews\/new-launch-condo-reviews\/)\n- [Investing](https:\/\/stackedhomes.com\/category\/investing\/investor-case-studies\/)\n- [Analysis](https:\/\/stackedhomes.com\/category\/property-analysis\/new-launch-condo-analysis\/)\n- [Property Picks](https:\/\/stackedhomes.com\/category\/property-picks\/)\n\n- [On The Market](https:\/\/stackedhomes.com\/category\/on-the-market\/)\n- [Case Studies](https:\/\/stackedhomes.com\/category\/investor-case-studies\/)\n- [News](https:\/\/stackedhomes.com\/category\/singapore-property-news\/)\n- [Advice](https:\/\/stackedhomes.com\/category\/editorial\/property-advice\/)\n- [Homeowner Stories](https:\/\/stackedhomes.com\/category\/homeowner-stories\/)\n- [Home Tours](https:\/\/stackedhomes.com\/category\/home-tours\/)\n\n#### Discover\n- [New Launches](https:\/\/new-launches.stackedhomes.com\/)\n- [Condo Directory](https:\/\/directory.stackedhomes.com\/)\n- [Work With Us](https:\/\/consultation.stackedhomes.com\/)\n- [Contact Us](https:\/\/contact.stackedhomes.com\/#contact)\n\n- [Careers](https:\/\/contact.stackedhomes.com\/#careers)\n- [Advertising](https:\/\/contact.stackedhomes.com\/#partnership)\n\n[![Logo](https:\/\/stackedhomes.com\/wp-content\/themes\/editorial-theme\/img\/logo-black.svg) ![Logo](https:\/\/stackedhomes.com\/wp-content\/themes\/editorial-theme\/img\/stacked-pro-logo-light.png)](https:\/\/stackedhomes.com\/)\n\nYour independent lens on Singapore real estate.\n\n[![Xiaohongshu](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2026\/03\/12121235\/xiaohongshu-dark.svg)](https:\/\/xhslink.com\/m\/90SuY17iXEn)\n\n© 2026 Stacked Homes. Part of the [Form & Matter Group](https:\/\/formmattergroup.com\/).\n\n[Privacy](https:\/\/stackedhomes.com\/privacy-policy\/) \\| [Disclaimer](https:\/\/stackedhomes.com\/disclaimer\/) \\| 2 Alexandra Road \\#07-06, Singapore 159919","attrs_readable_markdown":"Additional Buyer’s Stamp Duty (ABSD) is, without a doubt, one of the *least* liked terms in Singapore.\n\nThis disfavour for ABSD applies not just to Singaporeans (who certainly pay the *least* hefty ABSD amounts when they buy a residential property), but PRs and Foreigners as well.\n\nNumerous changes have been made to Additional Buyer’s Stamp Duty rates over the years, with many growing to *hate* this form of stamp duty following every revision – the most recent of which raised rates even higher, making serious [headlines](https:\/\/www.straitstimes.com\/business\/property\/new-property-curbs-experts-surprised-by-severity-of-absd-measures-introduced-too).\n\nBut there are two sides to this coin…\n\nFor one, ABSD helps to deter ‘get-rich-quick’ house flippers, while also saving us from a terrifying reality – homes we can’t afford.\n\nIn this article, we break the ABSD topic down, making the concept simpler for you to understand.\n\nWe’ll first be exploring a brief history of the origins of ABSD, followed by how it actually works and impacts your transaction costs as a [home seller](https:\/\/stackedhomes.com\/first-time-home-seller-5-pricing-strategies\/) (regardless of citizenship).\n\nWe then conclude with some tips on how you can **potentially avoid paying ABSD**, so it doesn’t add an exorbitant (and unwanted) cost to your transactions.\n\nSo many readers write in because they're unsure what to do next, and don't know who to trust.\n\nIf this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively.\n\nNo obligation. Just clarity.\n\nLearn more [here](https:\/\/consultation.stackedhomes.com\/?ref=https:\/\/stackedhomes.com\/additional-buyers-stamp-duty-guide\/&source=intro-cta).\n\n**A Brief History on the Additional Buyer’s Stamp Duty**\n\nCovid-19 aside, I’m sure many of you will recall the two previous hits (*huge* hits) to Singapore’s economy – the ‘07\/‘08 Global Financial Crisis, and the Singapore property market crash of ‘08\/‘09.\n\nAs we know, in the years following both crises, the economy recovered, wages increased, crocodiles returned to the Singapore River – and yes, property prices *skyrocketed*.\n\nYou could pin that skyrocketing of prices partly on the increased numbers of investors, entities and foreigners investing in residential properties (multiple properties, at times), creating a higher demand in residential housing.\n\nWhat did this result in?\n\nIncreased likelihood of property speculation (where buyers rush to purchase residential properties before a predicted spike in market prices, in the hopes of reselling them in the future for profits), and thus the looming threat of a housing bubble problem.\n\nAs a result of this, the government began introducing [cooling measures from 2009](https:\/\/stackedhomes.com\/singapore-cooling-measures-history\/#gs.8u6cyy) to soften the demand on residential housing – thus, ensuring a smooth and sustainable property market recovery, while keeping housing prices affordable for Singaporeans.\n\n![government cooling measures absd](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/06\/15205605\/government-cooling-measures.png)\n\nThese measures have been revised continuously over the years, and include changes in loan-to-value (LTV) ratio requirements, Total Debt Service Ratio (TDSR), and of course, the infamous stamp duties – Seller Stamp Duty (SSD) and ABSD.\n\n**So, what exactly is **the Additional Buyer’s Stamp Duty?****\n\nABSD, the second form of stamp duty implemented after SSD (on which we have previously written a [full breakdown](https:\/\/stackedhomes.com\/guide-to-seller-stamp-duty\/#gs.8tv7dh)), was effective as of 8th Dec 2011.\n\nIn essence, ABSD is a tax levied together with Buyer’s Stamp Duty (BSD) when you acquire a property in Singapore (we will go into the nitty-gritties in a bit).\n\nThe Additional Buyer’s Stamp Duty payable varies depending on your citizenship, and is calculated based on the selling price or valuation of your newly-acquired property (whichever is higher).\n\nHere’s a sneak peek of how ABSD rates have changed over the years:\n\n*Introduction back in Dec 2011*\n\nABSD tax computed as follows:\n\n- 1% on the first \\$180,000\n- 2% on the next \\$180,000\n- 3% on the remainder\n\n|   |   |   |   |\n|---|---|---|---|\n|   | Singapore Citizens | Permanent Residents | Foreigners |\n| Purchase of 1st property | NIL | NIL | 10% |\n| Purchase of 2nd property | NIL | 3% | 10% |\n| Purchase of 3rd & subsequent properties | 3% | 3% | 10% |\n\n*12th January 2013*\n\n|   |   |   |   |   |\n|---|---|---|---|---|\n|   | Singapore Citizens | Permanent Residents | Foreigners | Companies |\n| Purchase of 1st property | NIL | 5% | 15% | 15% |\n| Purchase of 2nd property | 7% | 10% | 15% | 15% |\n| Purchase of 3rd & subsequent properties | 10% | 10% | 15% | 15% |\n\n*6th July 2018* (Latest)\n\n|   |   |   |   |\n|---|---|---|---|\n|   | Singapore Citizens | Permanent Residents | Foreigners |\n| Purchase of 1st property | NIL | 5% | 20% |\n| Purchase of 2nd property | 12% | 15% | 20% |\n| Purchase of 3rd & subsequent properties | 15% | 15% | 20% |\n\nNot even entities (companies or associations) can escape from paying ABSD; the ABSD rate for them is 25% on a purchase of any residential property.\n\nIt’s worse if you’re a developer – you pay an additional 5% on top of that 25%\\!\n\nFortunately, these developers are subject to ABSD remissions **if** all built units on the acquired land are sold within 5 years of land purchase.\n\n*(All the more reason for developers to offer* [*attractive discounts*](https:\/\/stackedhomes.com\/6-creative-discount-payment-schemes\/#gs.8uh0oe) *on their projects to sell off those units ASAP when markets\/demand is down!)*\n\n**Latest Updates on ABSD with respect to Covid-19**\n\nCovid-19 has brought an onslaught of drawbacks for the majority of Singapore’s population (not to mention the rest of the planet!!).\n\nOne of these drawbacks impact **married** home-buyers who have already invested in a second or subsequent home just before the implementation of Covid-19 circuit breakers – and as a result, find it increasingly harder to qualify for ABSD remission benefits due to low unit resale opportunities.\n\nWhat do I mean by this?\n\nWhen you buy a second property before selling your current home, you still have to pay the ABSD on that sale.\n\nAs long as you sell off your initial property within **6 months** of buying the second, you can apply for a **full ABSD refund**. (*or 6 months after the issue of the TOP date if the residential property was incomplete at the time of purchase* – whichever is earlier)\n\nNow Covid-19 didn’t exactly make things easier.\n\nWith the recent circuit-breaker, it hasn’t been easy to sell off a property considering how impossible it was to host\/attend a property viewing.\n\nThat’s months of opportunity to sell wasted, with the impending ABSD deadlines drawing closer.\n\nBut good news\\!\n\nUnder the [Temporary Relief Measures](https:\/\/www.mnd.gov.sg\/newsroom\/press-releases\/view\/temporary-relief-measures-for-property-sector-due-to-coronavirus-disease-2019-\$covid-19\$-pandemic) due to the pandemic, the deadline for applying for [ABSD remission](https:\/\/stackedhomes.com\/miss-absd-remission\/) will be [extended by 6 months](https:\/\/www.channelnewsasia.com\/news\/singapore\/couples-more-time-absd-tax-remission-property-covid-19-12708066), giving couples additional time to look for prospective buyers, close a deal, and still apply for ABSD refunds.\n\n*(Note that buyers looking for a second or subsequent home at this current point are unfortunately not covered by the temporary ABSD relief measures. To further clarify, you will qualify for this extension only if your second property was jointly purchased on\/before 1st June this year, and if the original timeline for sale of your current home expired on\/before 1st February this year.)*\n\n**How does ABSD impact my transactions, you say?**\n\nI’ll keep this digestible.\n\nHere’s a little continuation of our (very) hypothetical scenario from our SSD [article](https:\/\/stackedhomes.com\/guide-to-seller-stamp-duty\/#gs.8uf97f), featuring James and Johnson.\n\n*Scenario 1:*\n\nOn 1st August 2018, shortly after the July ‘18 changes to ABSD rates, James bought himself a 3-bedder condo unit for \\$2mil.\n\nThe unit’s valuation, however, was \\$2.1mil.\n\nJames is a Singaporean, and since his unit’s valuation was higher than its selling price, the higher value was used to calculate the ABSD payable.\n\n*Scenario 2:*\n\nLikewise, on 1st August 2018, Johnson also bought a 3-bedder unit in the same condo for \\$2mil.\n\nJohnson’s unit was similarly valued at \\$2.1mil.\n\nThe higher value was also used to calculate the ABSD payable. But unlike James however, Johnson is a foreigner.\n\nJames does not have to pay any ABSD on his purchase, since he was not holding on to a second residential property prior to the transaction.\n\nJohnson, on the other hand, is not so fortunate; Since he is a foreigner, his ABSD payable amounts to \\$420,000 (\\$2,100,000 x **20%** ABSD rate = \\$420,000), regardless of whether or not he was holding on to any residential properties beforehand.\n\nBoth units were bought and were valued at the exact same prices respectively, and yet, James didn’t have to pay a cent since he was a Singaporean.\n\nThis little comparison briefly illustrates how hefty the costs of ABSD can be on your transactions, simply because of your citizenship.\n\n**How do you pay ABSD?**\n\n![absd remission](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/06\/15205604\/absd-remission-1600x898.jpg)\n\nABSD payments, unfortunately, have to be paid in full and not in instalments.\n\nIf you are expected to pay ABSD anytime soon, here are some pointers that may help facilitate the process.\n\n*How*\n\n- **IRAS** [**e-stamping portal**](https:\/\/estamping.iras.gov.sg\/WebForms\/Home.aspx)\n\nMethods of payment via the portal include eNETS, cheque or cashier’s order.\n\n- **CPF (Ordinary Account)**\n\nYep, your CPF savings can also be used to make *any* stamp duty payments when you buy a property\\!\n\nThere’s a slight twist to this, though – you first need to use your own cash for the payment, then apply for reimbursement from your CPF account.\n\n- **IRAS e-Terminals**\n\nThese e-Terminals are located at the Taxpayer & Business Service Centre (In the Main Lobby on the 1st floor of Revenue House).\n\n- **Specific Singpost branches (Service Bureaus)**\n\nNovena, Raffles Place, Shenton Way and Chinatown Post Offices are the only branches that offer stamping services, although they charge service fees between \\$10 to \\$35.\n\nOn a side note, don’t forget to complete the [requisition form](https:\/\/www.iras.gov.sg\/irashome\/Other-Taxes\/Stamp-Duty-for-Property\/Other-services\/Forms\/) if you plan to head down to any of these branches.\n\n*When*\n\nLike all other taxes, ABSD must be paid within a specific timeframe. The deadline for all stamp duty payments are as follows:\n\n- Within 14 days of purchasing the residential property and signing of the purchase agreement document\n- If the document was signed overseas, payment must be made within 30 days after the document is received in Singapore\n\nA word of wisdom – *never* miss stamp duty payment deadlines, or you will have to pay a penalty\\!\n\nFor delays in payment not exceeding 3 months, the penalty is either \\$10, or an amount equalling the ABSD payable (whichever is the higher value).\n\nFor delays in payment *exceeding* 3 months, the penalty is a tad more painful – either \\$25, or an amount **4 times** the ABSD payable! (Also depending on which value is higher)\n\n*Bonus Tip: Stamp Duty Calculators*\n\nIn case you want to be sure of how much ABSD you have to pay before buying a residential property, stamp duty [calculators](https:\/\/mytax.iras.gov.sg\/ESVWeb\/default.aspx?target=MSDCalculatorSelection) are available on the IRAS website to help you out\\!\n\n**So How do I *avoid* ABSD?**\n\nHere comes the juiciest part.\n\nABSD might be far more taxing (literally) on PRs and foreigners than it is on Singaporeans, but there are some ways to avoid it completely.\n\nHere’s a look at our top tips for that, broken down into bite-sized (and hopefully digestible) pointers:\n\n[**ABSD Remissions**](https:\/\/www.iras.gov.sg\/irashome\/Other-Taxes\/Stamp-Duty-for-Property\/Claiming-Refunds-Remissions-Reliefs\/Common-Stamp-Duty-Remissions-and-Reliefs-for-Property-at-a-Glance\/)\n\n![ABSD remission singapore](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/04\/15211204\/absd-remission-1600x1060.jpg)\n\nTax remissions are always a welcome sight for those in Singapore (and anywhere else), especially with costs of living on the rise year after year. Here are a few forms of ABSD Remissions:\n\n- *Remission for Married Couples*\n\nIf you’ve recently tied the knot (or planning to) and would like to move into a new house, this is for you – you are entitled to an ABSD refund if you move as a married couple.\n\nThis applies as long as you sell your old residential property within 6 months of buying the second residential property (not taking into account the temporary Covid-19 relief measures).\n\nSide note – This also applies to couples with *at least* 1 Singapore Citizen.\n\n*More details on this particular benefit can be found on the IRAS website* [*here*](https:\/\/www.iras.gov.sg\/irashome\/Other-Taxes\/Stamp-Duty-for-Property\/Claiming-Refunds-Remissions-Reliefs\/Remissions\/Remission-of-ABSD-for-A-Married-Couple\/)*.*\n\n- *Matrimonial Proceedings*\n\nIf an Order of Court (judicial separation, nullity of marriage, etc) requires you to sell your residential property to your spouse or either of your children, rest assured that the purchase will be conducted ABSD-free.\n\n- *Eligible foreigners* (ONLY private residential property)\n\nThis one is interesting – under the respective [Free Trade Agreements](https:\/\/sso.agc.gov.sg\/SL\/SDA1929-S214-2013?DocDate=20130410), citizens or PRs of these countries will be entitled to the same ABSD benefits\/treatment as Singapore Citizens:\n\n- Iceland\n- Liechtenstein\n- Norway\n- Switzerland\n- United States of America (Citizens only, not PRs)\n\nRead this next [![](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2018\/07\/16011928\/Artboard-Copy-16-min.jpg)](https:\/\/stackedhomes.com\/absd-remission\/)\n\n**Married? Plans to move? Sell off your current property**\n\nSelling off your current property before buying a new one *guarantees* you an exemption from paying ABSD (if you’re Singaporean).\n\nHowever, there is a possibility that you may experience problems looking for buyers, especially if you are a married couple who applied for a 1-year extension;\n\nIf you pass that deadline, you will *no longer* be able to apply for ABSD remission.\n\nThat being said, although none of the following tips is guaranteed, here are a few that could help with the selling of that property if you’re a **married couple rushing to meet the deadline**:\n\n- *If there are prospective buyers, identify their issues*\n\nThis is especially important if you have prospective buyers who seem slow to close (most of the time, it’s due to financing issues).\n\nYou can seem genuine to close a sale by requesting a note from the buyers, or proactively reach out to independent mortgage brokers to see if any of them can assist your buyer.\n\nThis is also useful if you’re writing an appeal letter to IRAS (which we’ll talk about in a moment).\n\n- *Re-evaluate your asking price*\n\nIf your asking price is above the bank’s valuation, there’s a chance your buyers will be aware too.\n\nAs you re-evaluate your asking price, consult your property agent (if you have one) about a more realistic asking price given the time frame.\n\nWorst case scenario – if you’re too close to missing the ABSD remission deadline, you have to accept a lower price to cut losses (still beats losing more by not applying for ABSD remission)\n\n- *Consider a property auction*\n\n“But property auctions are for bankrupts…”\n\n![property auction](https:\/\/stacked-editorial.sgp1.digitaloceanspaces.com\/editorial\/wp-content\/uploads\/2020\/06\/15205605\/property-auction.jpg)\n\nQuite the contrary, that hasn’t been true for a long time.\n\nProperty auctions give you a chance to hear several offers at once – it’s much faster for you to identify a realistic price point, and who knows, you may just get a signature in a few hours\\!\n\nThat said, it is also wise to approach a property firm directly if you plan to set up an auction.\n\n- *Provide extra incentives to a property professional*\n\nUsing multiple agents to sell your property?\n\nConsider putting a stop to that and leave the job to *[one dedicated agent](https:\/\/stackedhomes.com\/why-property-agents-are-necessary\/)* who will have your residential property as their main concern, with a promise of stronger incentives should the agent close a deal by the deadline (if you’re willing to offer it).\n\n- *Write an appeal to IRAS*\n\nNo guarantees that this will work, but the IRAS is fairly reasonable as tax bodies go.\n\nIf you can prove that you’re actively making efforts to close a deal (e.g showing the [Option to Purchase](https:\/\/stackedhomes.com\/option-to-purchase\/#gs.8cbw2n) has been signed), IRAS may just grant you an extension on the ABSD remission deadline.\n\nAn added boost would be the help of your conveyance firm – they may be able to assist you in writing that letter to IRAS.\n\n(By the way, if you would like more details on these 5 pointers, check out our [previous article](https:\/\/stackedhomes.com\/miss-absd-remission\/#gs.8tlkjq) where we first featured them!)\n\n[**De-Coupling**](https:\/\/stackedhomes.com\/how-to-avoid-absd\/#gs.8tlkhy)\n\nUnfortunately for all the singles out there, this ingenious method also applies only if you’re a married couple.\n\nSimply put, de-coupling means removing one spouse from the ownership of the residential property, by buying over your partner’s share of the property.\n\nThe transfer of ownership will be done through a traditional Sales and Purchase agreement, which will have to be stamped.\n\nIn doing so, you free up one name to purchase another residential property (which will be considered that partner’s **1st** property) – if that partner is Singaporean, ABSD is completely avoided.\n\nYour spouse holding the initial property, though, will have to deal with the Buyer’s Stamp Duty (BSD) and all the necessary legal fees, but it’s still far less expensive compared to ABSD.\n\n**Final Words**\n\nAt the end of the day, ABSD still adds unwanted, jaw-dropping amounts to your overall cost when you purchase a property.\n\nThe amount you are subject to pay also heavily depends on how many residential properties you already have, and your citizenship;\n\nAn extra sum that could have been set aside for any of your other endeavours when it was needed.\n\nThat said, as our previous tips have hinted, ABSD is not entirely unavoidable.\n\nIt just comes down to your current personal circumstances, and how much of your funds you are willing to fork out for tax payments in your property journey.\n\nAt Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.\n\nIf you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation [here](https:\/\/microsite.instabot.io\/zzlvQ?ref=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F).\n\nAnd if you simply have a question or want to share a thought, feel free to write to us at [stories@stackedhomes.com](mailto:stories@stackedhomes.com) — we read every message.","meta_canonical":null}

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URL	https://stackedhomes.com/additional-buyers-stamp-duty-guide/
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Meta Title	Additional Buyer’s Stamp Duty (ABSD): A Comprehensive Guide
Meta Description	ABSD is a tax on owners who buy their 2nd and subsequent property, while it is levied on all foreigner purchases. Here is an in-depth guide to ABSD.
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Boilerpipe Text	Additional Buyer’s Stamp Duty (ABSD) is, without a doubt, one of the least liked terms in Singapore. This disfavour for ABSD applies not just to Singaporeans (who certainly pay the least hefty ABSD amounts when they buy a residential property), but PRs and Foreigners as well. Numerous changes have been made to Additional Buyer’s Stamp Duty rates over the years, with many growing to hate this form of stamp duty following every revision – the most recent of which raised rates even higher, making serious headlines . But there are two sides to this coin… For one, ABSD helps to deter ‘get-rich-quick’ house flippers, while also saving us from a terrifying reality – homes we can’t afford. In this article, we break the ABSD topic down, making the concept simpler for you to understand. We’ll first be exploring a brief history of the origins of ABSD, followed by how it actually works and impacts your transaction costs as a home seller (regardless of citizenship). We then conclude with some tips on how you can potentially avoid paying ABSD , so it doesn’t add an exorbitant (and unwanted) cost to your transactions. So many readers write in because they're unsure what to do next, and don't know who to trust. If this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively. No obligation. Just clarity. Learn more here . A Brief History on the Additional Buyer’s Stamp Duty Covid-19 aside, I’m sure many of you will recall the two previous hits ( huge hits) to Singapore’s economy – the ‘07/‘08 Global Financial Crisis, and the Singapore property market crash of ‘08/‘09. As we know, in the years following both crises, the economy recovered, wages increased, crocodiles returned to the Singapore River – and yes, property prices skyrocketed . You could pin that skyrocketing of prices partly on the increased numbers of investors, entities and foreigners investing in residential properties (multiple properties, at times), creating a higher demand in residential housing. What did this result in? Increased likelihood of property speculation (where buyers rush to purchase residential properties before a predicted spike in market prices, in the hopes of reselling them in the future for profits), and thus the looming threat of a housing bubble problem. As a result of this, the government began introducing cooling measures from 2009 to soften the demand on residential housing – thus, ensuring a smooth and sustainable property market recovery, while keeping housing prices affordable for Singaporeans. These measures have been revised continuously over the years, and include changes in loan-to-value (LTV) ratio requirements, Total Debt Service Ratio (TDSR), and of course, the infamous stamp duties – Seller Stamp Duty (SSD) and ABSD. So, what exactly is the Additional Buyer’s Stamp Duty? ABSD, the second form of stamp duty implemented after SSD (on which we have previously written a full breakdown ), was effective as of 8th Dec 2011. In essence, ABSD is a tax levied together with Buyer’s Stamp Duty (BSD) when you acquire a property in Singapore (we will go into the nitty-gritties in a bit). The Additional Buyer’s Stamp Duty payable varies depending on your citizenship, and is calculated based on the selling price or valuation of your newly-acquired property (whichever is higher). Here’s a sneak peek of how ABSD rates have changed over the years: Introduction back in Dec 2011 ABSD tax computed as follows: 1% on the first $180,000 2% on the next $180,000 3% on the remainder Singapore Citizens Permanent Residents Foreigners Purchase of 1st property NIL NIL 10% Purchase of 2nd property NIL 3% 10% Purchase of 3rd & subsequent properties 3% 3% 10% 12th January 2013 Singapore Citizens Permanent Residents Foreigners Companies Purchase of 1st property NIL 5% 15% 15% Purchase of 2nd property 7% 10% 15% 15% Purchase of 3rd & subsequent properties 10% 10% 15% 15% 6th July 2018 (Latest) Singapore Citizens Permanent Residents Foreigners Purchase of 1st property NIL 5% 20% Purchase of 2nd property 12% 15% 20% Purchase of 3rd & subsequent properties 15% 15% 20% Not even entities (companies or associations) can escape from paying ABSD; the ABSD rate for them is 25% on a purchase of any residential property. It’s worse if you’re a developer – you pay an additional 5% on top of that 25%! Fortunately, these developers are subject to ABSD remissions if all built units on the acquired land are sold within 5 years of land purchase. (All the more reason for developers to offer attractive discounts on their projects to sell off those units ASAP when markets/demand is down!) Latest Updates on ABSD with respect to Covid-19 Covid-19 has brought an onslaught of drawbacks for the majority of Singapore’s population (not to mention the rest of the planet!!). One of these drawbacks impact married home-buyers who have already invested in a second or subsequent home just before the implementation of Covid-19 circuit breakers – and as a result, find it increasingly harder to qualify for ABSD remission benefits due to low unit resale opportunities. What do I mean by this? When you buy a second property before selling your current home, you still have to pay the ABSD on that sale. As long as you sell off your initial property within 6 months of buying the second, you can apply for a full ABSD refund . ( or 6 months after the issue of the TOP date if the residential property was incomplete at the time of purchase – whichever is earlier) Now Covid-19 didn’t exactly make things easier. With the recent circuit-breaker, it hasn’t been easy to sell off a property considering how impossible it was to host/attend a property viewing. That’s months of opportunity to sell wasted, with the impending ABSD deadlines drawing closer. But good news! Under the Temporary Relief Measures due to the pandemic, the deadline for applying for ABSD remission will be extended by 6 months , giving couples additional time to look for prospective buyers, close a deal, and still apply for ABSD refunds. (Note that buyers looking for a second or subsequent home at this current point are unfortunately not covered by the temporary ABSD relief measures. To further clarify, you will qualify for this extension only if your second property was jointly purchased on/before 1st June this year, and if the original timeline for sale of your current home expired on/before 1st February this year.) How does ABSD impact my transactions, you say? I’ll keep this digestible. Here’s a little continuation of our (very) hypothetical scenario from our SSD article , featuring James and Johnson. Scenario 1: On 1st August 2018, shortly after the July ‘18 changes to ABSD rates, James bought himself a 3-bedder condo unit for $2mil. The unit’s valuation, however, was $2.1mil. James is a Singaporean, and since his unit’s valuation was higher than its selling price, the higher value was used to calculate the ABSD payable. Scenario 2: Likewise, on 1st August 2018, Johnson also bought a 3-bedder unit in the same condo for $2mil. Johnson’s unit was similarly valued at $2.1mil. The higher value was also used to calculate the ABSD payable. But unlike James however, Johnson is a foreigner. James does not have to pay any ABSD on his purchase, since he was not holding on to a second residential property prior to the transaction. Johnson, on the other hand, is not so fortunate; Since he is a foreigner, his ABSD payable amounts to $420,000 ($2,100,000 x 20% ABSD rate = $420,000), regardless of whether or not he was holding on to any residential properties beforehand. Both units were bought and were valued at the exact same prices respectively, and yet, James didn’t have to pay a cent since he was a Singaporean. This little comparison briefly illustrates how hefty the costs of ABSD can be on your transactions, simply because of your citizenship. How do you pay ABSD? ABSD payments, unfortunately, have to be paid in full and not in instalments. If you are expected to pay ABSD anytime soon, here are some pointers that may help facilitate the process. How IRAS e-stamping portal Methods of payment via the portal include eNETS, cheque or cashier’s order. CPF (Ordinary Account) Yep, your CPF savings can also be used to make any stamp duty payments when you buy a property! There’s a slight twist to this, though – you first need to use your own cash for the payment, then apply for reimbursement from your CPF account. IRAS e-Terminals These e-Terminals are located at the Taxpayer & Business Service Centre (In the Main Lobby on the 1st floor of Revenue House). Specific Singpost branches (Service Bureaus) Novena, Raffles Place, Shenton Way and Chinatown Post Offices are the only branches that offer stamping services, although they charge service fees between $10 to $35. On a side note, don’t forget to complete the requisition form if you plan to head down to any of these branches. When Like all other taxes, ABSD must be paid within a specific timeframe. The deadline for all stamp duty payments are as follows: Within 14 days of purchasing the residential property and signing of the purchase agreement document If the document was signed overseas, payment must be made within 30 days after the document is received in Singapore A word of wisdom – never miss stamp duty payment deadlines, or you will have to pay a penalty! For delays in payment not exceeding 3 months, the penalty is either $10, or an amount equalling the ABSD payable (whichever is the higher value). For delays in payment exceeding 3 months, the penalty is a tad more painful – either $25, or an amount 4 times the ABSD payable! (Also depending on which value is higher) Bonus Tip: Stamp Duty Calculators In case you want to be sure of how much ABSD you have to pay before buying a residential property, stamp duty calculators are available on the IRAS website to help you out! So How do I avoid ABSD? Here comes the juiciest part. ABSD might be far more taxing (literally) on PRs and foreigners than it is on Singaporeans, but there are some ways to avoid it completely. Here’s a look at our top tips for that, broken down into bite-sized (and hopefully digestible) pointers: ABSD Remissions Tax remissions are always a welcome sight for those in Singapore (and anywhere else), especially with costs of living on the rise year after year. Here are a few forms of ABSD Remissions: Remission for Married Couples If you’ve recently tied the knot (or planning to) and would like to move into a new house, this is for you – you are entitled to an ABSD refund if you move as a married couple. This applies as long as you sell your old residential property within 6 months of buying the second residential property (not taking into account the temporary Covid-19 relief measures). Side note – This also applies to couples with at least 1 Singapore Citizen. More details on this particular benefit can be found on the IRAS website here . Matrimonial Proceedings If an Order of Court (judicial separation, nullity of marriage, etc) requires you to sell your residential property to your spouse or either of your children, rest assured that the purchase will be conducted ABSD-free. Eligible foreigners (ONLY private residential property) This one is interesting – under the respective Free Trade Agreements , citizens or PRs of these countries will be entitled to the same ABSD benefits/treatment as Singapore Citizens: Iceland Liechtenstein Norway Switzerland United States of America (Citizens only, not PRs) Read this next Married? Plans to move? Sell off your current property Selling off your current property before buying a new one guarantees you an exemption from paying ABSD (if you’re Singaporean). However, there is a possibility that you may experience problems looking for buyers, especially if you are a married couple who applied for a 1-year extension; If you pass that deadline, you will no longer be able to apply for ABSD remission. That being said, although none of the following tips is guaranteed, here are a few that could help with the selling of that property if you’re a married couple rushing to meet the deadline : If there are prospective buyers, identify their issues This is especially important if you have prospective buyers who seem slow to close (most of the time, it’s due to financing issues). You can seem genuine to close a sale by requesting a note from the buyers, or proactively reach out to independent mortgage brokers to see if any of them can assist your buyer. This is also useful if you’re writing an appeal letter to IRAS (which we’ll talk about in a moment). Re-evaluate your asking price If your asking price is above the bank’s valuation, there’s a chance your buyers will be aware too. As you re-evaluate your asking price, consult your property agent (if you have one) about a more realistic asking price given the time frame. Worst case scenario – if you’re too close to missing the ABSD remission deadline, you have to accept a lower price to cut losses (still beats losing more by not applying for ABSD remission) Consider a property auction “But property auctions are for bankrupts…” Quite the contrary, that hasn’t been true for a long time. Property auctions give you a chance to hear several offers at once – it’s much faster for you to identify a realistic price point, and who knows, you may just get a signature in a few hours! That said, it is also wise to approach a property firm directly if you plan to set up an auction. Provide extra incentives to a property professional Using multiple agents to sell your property? Consider putting a stop to that and leave the job to one dedicated agent who will have your residential property as their main concern, with a promise of stronger incentives should the agent close a deal by the deadline (if you’re willing to offer it). Write an appeal to IRAS No guarantees that this will work, but the IRAS is fairly reasonable as tax bodies go. If you can prove that you’re actively making efforts to close a deal (e.g showing the Option to Purchase has been signed), IRAS may just grant you an extension on the ABSD remission deadline. An added boost would be the help of your conveyance firm – they may be able to assist you in writing that letter to IRAS. (By the way, if you would like more details on these 5 pointers, check out our previous article where we first featured them!) De-Coupling Unfortunately for all the singles out there, this ingenious method also applies only if you’re a married couple. Simply put, de-coupling means removing one spouse from the ownership of the residential property, by buying over your partner’s share of the property. The transfer of ownership will be done through a traditional Sales and Purchase agreement, which will have to be stamped. In doing so, you free up one name to purchase another residential property (which will be considered that partner’s 1st property) – if that partner is Singaporean, ABSD is completely avoided. Your spouse holding the initial property, though, will have to deal with the Buyer’s Stamp Duty (BSD) and all the necessary legal fees, but it’s still far less expensive compared to ABSD. Final Words At the end of the day, ABSD still adds unwanted, jaw-dropping amounts to your overall cost when you purchase a property. The amount you are subject to pay also heavily depends on how many residential properties you already have, and your citizenship; An extra sum that could have been set aside for any of your other endeavours when it was needed. That said, as our previous tips have hinted, ABSD is not entirely unavoidable. It just comes down to your current personal circumstances, and how much of your funds you are willing to fork out for tax payments in your property journey. At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world. If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here . And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com — we read every message.
Markdown	![](https://www.facebook.com/tr?id=2271465733110111&ev=PageView&noscript=1) [![Logo](https://stackedhomes.com/wp-content/themes/editorial-theme/img/logo-black.svg) ![Logo](https://stackedhomes.com/wp-content/themes/editorial-theme/img/stacked-pro-logo-light.png)](https://stackedhomes.com/) EN \\| 中文 EN \\| 中文 × ## 暂无中文版本此文章目前无中文版本。我们正在逐步翻译网站内容，敬请期待。 [去中文首页](https://stackedhomes.com/zh/) 知道了 [GET PRO](https://subscription.stackedhomes.com/pricing-launch/) [Sign In](https://stackedhomes.com/login) ![](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2025/07/25202924/logo-white.png) [Work With Us Work With Us](https://consultation.stackedhomes.com/) [Pro Pro](https://stackedhomes.com/category/pro/) [![Woodlands HDB](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/26212018/Woodlands-HDB.jpg)](https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/) Pro ### [HDB Lease Decay In Woodlands Is Accelerating — With One Flat Type Seeing Faster Declines](https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/) March 26, 2026 by [Joey Peh](https://stackedhomes.com/author/joeypeh/) [Woodlands HDB resale prices don't drop sharply with age, but lease decay affects 3, 4, and 5-room flats very differently.…](https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/) 0 871 shares [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/) \\| [X](https://twitter.com/intent/tweet?text=HDB+Lease+Decay+In+Woodlands+Is+Accelerating+%E2%80%94+With+One+Flat+Type+Seeing+Faster+Declines&url=https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/) \\| [WhatsApp](https://api.whatsapp.com/send?text=HDB+Lease+Decay+In+Woodlands+Is+Accelerating+%E2%80%94+With+One+Flat+Type+Seeing+Faster+Declines%20https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/) \\| [Email](<mailto:?subject=HDB+Lease+Decay+In+Woodlands+Is+Accelerating+%E2%80%94+With+One+Flat+Type+Seeing+Faster+Declines&body=Check this out: https://stackedhomes.com/woodlands-hdb-lease-decay-flat-types/>) [![Park Colonial](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/24200531/Park-Colonial.jpg)](https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/) Pro ### [This 805-Unit Condo Sold 70% Within Its First Year — Here’s How It Has Performed Since](https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/) March 24, 2026 by [Joey Peh](https://stackedhomes.com/author/joeypeh/) [Park Colonial was one of 2018's most notable launches, selling over 300 units in a single night ahead of new…](https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/) 0 80 [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/) \\| [X](https://twitter.com/intent/tweet?text=This+805-Unit+Condo+Sold+70%25+Within+Its+First+Year+%E2%80%94+Here%E2%80%99s+How+It+Has+Performed+Since&url=https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/) \\| [WhatsApp](https://api.whatsapp.com/send?text=This+805-Unit+Condo+Sold+70%25+Within+Its+First+Year+%E2%80%94+Here%E2%80%99s+How+It+Has+Performed+Since%20https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/) \\| [Email](<mailto:?subject=This+805-Unit+Condo+Sold+70%25+Within+Its+First+Year+%E2%80%94+Here%E2%80%99s+How+It+Has+Performed+Since&body=Check this out: https://stackedhomes.com/headliners-of-2020-park-colonial-part-1/>) [![PINERY RESIDENCES SCALE MODEL 1](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/18172823/PINERY-RESIDENCES_SCALE-MODEL-1.jpg)](https://stackedhomes.com/pinery-residences-pricing-review/) Pro ### [Pinery Residences Starts From \$1.486M — How Its Pricing Compares In Tampines](https://stackedhomes.com/pinery-residences-pricing-review/) March 18, 2026 by [Joey Peh](https://stackedhomes.com/author/joeypeh/) [Pinery Residences pricing review, starting from about \$2,340 psf with 2-bedders from \$1.486M to 5-bedders from \$3.508M. 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Ong](https://stackedhomes.com/author/joseph-o/) [A 36-year-old investment-focused buyer with a \$1.7M budget shortlisted Canberra Crescent Residences and Springleaf Residences for a three-bedroom unit. We…](https://stackedhomes.com/springleaf-vs-canberra-crescent-three-bedder-investment/) 1 235 [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/springleaf-vs-canberra-crescent-three-bedder-investment/) \\| [X](https://twitter.com/intent/tweet?text=Why+I+Bought+A+%241.7+Million+3-Bedder+At+Springleaf+Residence%3A+A+Buyer%26%238217%3Bs+Case+Study&url=https://stackedhomes.com/springleaf-vs-canberra-crescent-three-bedder-investment/) \\| [WhatsApp](https://api.whatsapp.com/send?text=Why+I+Bought+A+%241.7+Million+3-Bedder+At+Springleaf+Residence%3A+A+Buyer%26%238217%3Bs+Case+Study%20https://stackedhomes.com/springleaf-vs-canberra-crescent-three-bedder-investment/) \\| [Email](<mailto:?subject=Why+I+Bought+A+%241.7+Million+3-Bedder+At+Springleaf+Residence%3A+A+Buyer%26%238217%3Bs+Case+Study&body=Check this out: https://stackedhomes.com/springleaf-vs-canberra-crescent-three-bedder-investment/>) [Analysis Analysis](https://stackedhomes.com/category/property-analysis/new-launch-condo-analysis/) #### Property Analysis - [New Launch Condo Analysis](https://stackedhomes.com/category/property-analysis/new-launch-condo-analysis/) - [Property Market Commentary](https://stackedhomes.com/category/property-analysis/property-market-commentary/) - [Property Trends](https://stackedhomes.com/category/property-analysis/property-trends/) - [Rental Market](https://stackedhomes.com/category/property-analysis/rental-market/) [![Untitled Artwork](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2024/09/28211533/mortgage-rates-singapore.jpg)](https://stackedhomes.com/singapore-mortgage-rates-room-to-fall/) ### [Singapore Mortgage Rates Dropped 61% In A Year. Is There Still Room To Fall?](https://stackedhomes.com/singapore-mortgage-rates-room-to-fall/) March 27, 2026 by [Timothy Tay](https://stackedhomes.com/author/timothytay/) Singapore's 3M SORA dropped 61% in under a year, but rates have stabilised since January. Here's what homeowners still on… 0 108 [![1\. The Orie Model 3](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2025/01/02141144/1.-The-Orie-Model-3.jpg)](https://stackedhomes.com/orie-1study-and-dual-key-layouts/) ### [Two Rare Layouts At The Orie From \$1.49M — With 95% Of Units Already Sold](https://stackedhomes.com/orie-1study-and-dual-key-layouts/) March 26, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) A closer look at two notable layouts at The Orie: the 1-Bedroom + Study with a study that can be… 0 38 [![PINERY RESIDENCES SCALE MODEL 1](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/18172823/PINERY-RESIDENCES_SCALE-MODEL-1.jpg)](https://stackedhomes.com/pinery-residences-pricing-review/) ### [Pinery Residences Starts From \$1.486M — How Its Pricing Compares In Tampines](https://stackedhomes.com/pinery-residences-pricing-review/) March 18, 2026 by [Joey Peh](https://stackedhomes.com/author/joeypeh/) Pinery Residences pricing review, starting from about \$2,340 psf with 2-bedders from \$1.486M to 5-bedders from \$3.508M. We compare it… 0 99 [Property Picks Property Picks](https://stackedhomes.com/category/property-picks/) [![Where To Find Singapores Oldest HDB Flats And How Much They Cost Today](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2025/10/31201540/Where_To_Find_Singapores_Oldest_HDB_Flats_And_How_Much_They_Cost_Today.jpg)](https://stackedhomes.com/where-to-find-singapores-oldest-hdb-flats-and-how-much-they-cost-today/) ### [Where to Find Singapore’s Oldest HDB Flats (And What They Cost In 2025)](https://stackedhomes.com/where-to-find-singapores-oldest-hdb-flats-and-how-much-they-cost-today/) November 1, 2025 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) We analysed where Singapore’s oldest HDB flats are and what they cost today, from 3-room to 5-room units in mature… 0 3\.2k [![Cheapest 2B2B units in CCR](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2025/05/06162221/Cheapest-2B2B-units-in-CCR.jpg)](https://stackedhomes.com/where-to-find-the-cheapest-2-bedroom-resale-units-in-central-singapore-from-1-2m/) ### [Where To Find The Cheapest 2 Bedroom Resale Units In Central Singapore (From \$1.2m)](https://stackedhomes.com/where-to-find-the-cheapest-2-bedroom-resale-units-in-central-singapore-from-1-2m/) May 6, 2025 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) One of the common beliefs in the Singapore property market, perhaps thanks to property influencers, is that you should always… 0 1\.1k [![2 bedroom bloomsbury residences featured](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2025/05/05215326/2-bedroom-bloomsbury-residences-featured.jpg)](https://stackedhomes.com/19-cheaper-new-launch-condos-priced-at-1-5m-or-less-heres-where-to-look/) ### [19 Cheaper New Launch Condos Priced At \$1.5m Or Less. Here’s Where To Look](https://stackedhomes.com/19-cheaper-new-launch-condos-priced-at-1-5m-or-less-heres-where-to-look/) May 5, 2025 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) With new launches reaching prices of \$2,600+ psf, it’s no longer uncommon for the “typical” quantum to reach \$1.8 million… 1 420 [![Where to find the largest two bedder units below \$1.8 million](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2025/05/02180724/Where-to-find-the-largest-two-bedder-units-below-1.8-million.jpg)](https://stackedhomes.com/heres-where-you-can-find-the-biggest-two-bedder-condos-under-1-8-million-in-2025/) ### [Here’s Where You Can Find The Biggest Two-Bedder Condos Under \$1.8 Million In 2025](https://stackedhomes.com/heres-where-you-can-find-the-biggest-two-bedder-condos-under-1-8-million-in-2025/) May 2, 2025 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) New launch two-bedders are now reaching – and even pushing past – the \$1.8 million mark. And with affordability issues… 0 472 [On The Market On The Market](https://stackedhomes.com/category/on-the-market/) [![Here Are Cheaper 5 Room HDB Flats In The Central Area Still Priced Below \$900K](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/27171505/Here-Are-Cheaper-5-Room-HDB-Flats-In-The-Central-Area-Still-Priced-Below-900K.jpg)](https://stackedhomes.com/central-area-5-room-flats-below-900k/) ### [Here Are Cheaper 5-Room HDB Flats In The Central Area Still Priced Below \$900K](https://stackedhomes.com/central-area-5-room-flats-below-900k/) March 27, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) This week's Units of the Week rounds up five 5-room HDB flats in the Central Area priced below \$900,000, spanning… 0 29 [![five HDB flats with unusually high ceilings](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/19084053/five-HDB-flats-with-unusually-high-ceilings.jpg)](https://stackedhomes.com/spacious-hdb-flats-high-ceilings/) ### [Here Are Rare HDB Flats With Unusually High Ceilings Now On The Market From \$830K](https://stackedhomes.com/spacious-hdb-flats-high-ceilings/) March 20, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) HDB flats are a lot less cookie-cutter than you may think. True, many are built to a certain standard, like… 0 193 [![D9 Freehold Condos](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/13154037/D9-Freehold-Condos.jpg)](https://stackedhomes.com/district-9-freehold-homes-over-2400-sqft/) ### [Here Are Spacious Freehold Homes With Over 2,400 Sq Ft On The Market From \$5M](https://stackedhomes.com/district-9-freehold-homes-over-2400-sqft/) March 13, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) This Units of the Week features five freehold homes in District 9 with over 2,400 sq ft, highlighting a housing… 0 133 [![Here Are Some Of The Cheapest Newly MOP 4 Room HDB Flats You Can Still Buy](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/06190730/Here-Are-Some-Of-The-Cheapest-Newly-MOP-4-Room-HDB-Flats-You-Can-Still-Buy.jpg)](https://stackedhomes.com/most-affordable-newly-mop-4-room-flats/) ### [Here Are Some Of The Cheapest Newly MOP 4-Room HDB Flats You Can Still Buy](https://stackedhomes.com/most-affordable-newly-mop-4-room-flats/) March 6, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) This Units of the Week features five newly MOP 4-room HDB flats that remain relatively affordable despite their age. Newly… 0 18 [News News](https://stackedhomes.com/category/singapore-property-news/) [![551 Bukit Timah Rd](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/27182303/551-Bukit-Timah-Rd.jpg)](https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/) ### [A Chance to Redevelop This Bukit Timah Mixed-Use Site Just Came Up — It Costs \$118M](https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/) March 27, 2026 by [Sihan Chia](https://stackedhomes.com/author/sihan/) [Freehold mixed-use site at Bukit Timah Road for sale at \$118 million. 18,512 sq ft with written permission for 6…](https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/) 0 24 [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/) \\| [X](https://twitter.com/intent/tweet?text=A+Chance+to+Redevelop+This+Bukit+Timah+Mixed-Use+Site+Just+Came+Up+%E2%80%94+It+Costs+%24118M&url=https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/) \\| [WhatsApp](https://api.whatsapp.com/send?text=A+Chance+to+Redevelop+This+Bukit+Timah+Mixed-Use+Site+Just+Came+Up+%E2%80%94+It+Costs+%24118M%20https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/) \\| [Email](<mailto:?subject=A+Chance+to+Redevelop+This+Bukit+Timah+Mixed-Use+Site+Just+Came+Up+%E2%80%94+It+Costs+%24118M&body=Check this out: https://stackedhomes.com/bukit-timah-freehold-mixed-use-site-118m/>) [![GLS Dover Drive](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/26205048/GLS-Dover-Drive.jpg)](https://stackedhomes.com/dover-drive-gls-record-top-bid/) ### [Dover Dr GLS Sees Top Bid of \$951M — Launch Prices Could Exceed \$3,100 PSF](https://stackedhomes.com/dover-drive-gls-record-top-bid/) March 26, 2026 by [Sihan Chia](https://stackedhomes.com/author/sihan/) [The Dover Drive GLS tender closed with a record top bid of \$951 million, or \$1,556 psf ppr, setting a…](https://stackedhomes.com/dover-drive-gls-record-top-bid/) 0 106 [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/dover-drive-gls-record-top-bid/) \\| [X](https://twitter.com/intent/tweet?text=Dover+Dr+GLS+Sees+Top+Bid+of+%24951M+%E2%80%94+Launch+Prices+Could+Exceed+%243%2C100+PSF&url=https://stackedhomes.com/dover-drive-gls-record-top-bid/) \\| [WhatsApp](https://api.whatsapp.com/send?text=Dover+Dr+GLS+Sees+Top+Bid+of+%24951M+%E2%80%94+Launch+Prices+Could+Exceed+%243%2C100+PSF%20https://stackedhomes.com/dover-drive-gls-record-top-bid/) \\| [Email](<mailto:?subject=Dover+Dr+GLS+Sees+Top+Bid+of+%24951M+%E2%80%94+Launch+Prices+Could+Exceed+%243%2C100+PSF&body=Check this out: https://stackedhomes.com/dover-drive-gls-record-top-bid/>) [![25 Genting Road](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/26173434/25-Genting-Road.jpg)](https://stackedhomes.com/freehold-food-factory-genting-road-38-million/) ### [A Rare Freehold Food Factory Is On Sale For \$38M — What Else Is Selling In Kallang?](https://stackedhomes.com/freehold-food-factory-genting-road-38-million/) March 26, 2026 by [Sihan Chia](https://stackedhomes.com/author/sihan/) [A newly completed freehold food factory at 25 Genting Road is for sale at S\$38 million via private treaty. The…](https://stackedhomes.com/freehold-food-factory-genting-road-38-million/) 0 9 [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/freehold-food-factory-genting-road-38-million/) \\| [X](https://twitter.com/intent/tweet?text=A+Rare+Freehold+Food+Factory+Is+On+Sale+For+%2438M+%E2%80%94+What+Else+Is+Selling+In+Kallang%3F&url=https://stackedhomes.com/freehold-food-factory-genting-road-38-million/) \\| [WhatsApp](https://api.whatsapp.com/send?text=A+Rare+Freehold+Food+Factory+Is+On+Sale+For+%2438M+%E2%80%94+What+Else+Is+Selling+In+Kallang%3F%20https://stackedhomes.com/freehold-food-factory-genting-road-38-million/) \\| [Email](<mailto:?subject=A+Rare+Freehold+Food+Factory+Is+On+Sale+For+%2438M+%E2%80%94+What+Else+Is+Selling+In+Kallang%3F&body=Check this out: https://stackedhomes.com/freehold-food-factory-genting-road-38-million/>) [![Chitty Road and Veerasamy Road 2](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/25172725/Chitty-Road-and-Veerasamy-Road-2.jpg)](https://stackedhomes.com/little-india-conserved-housing-site-tender/) ### [A Rare Cluster Of Conserved Terrace Houses Could Become New Landed Homes In One Of Singapore’s Historic Districts](https://stackedhomes.com/little-india-conserved-housing-site-tender/) March 25, 2026 by [Sihan Chia](https://stackedhomes.com/author/sihan/) [URA has launched a tender for 18 conserved pre-war buildings at Chitty Road and Veerasamy Road in Little India, earmarked…](https://stackedhomes.com/little-india-conserved-housing-site-tender/) 0 65 [Facebook](https://www.facebook.com/sharer/sharer.php?u=https://stackedhomes.com/little-india-conserved-housing-site-tender/) \\| [X](https://twitter.com/intent/tweet?text=A+Rare+Cluster+Of+Conserved+Terrace+Houses+Could+Become+New+Landed+Homes+In+One+Of+Singapore%E2%80%99s+Historic+Districts&url=https://stackedhomes.com/little-india-conserved-housing-site-tender/) \\| [WhatsApp](https://api.whatsapp.com/send?text=A+Rare+Cluster+Of+Conserved+Terrace+Houses+Could+Become+New+Landed+Homes+In+One+Of+Singapore%E2%80%99s+Historic+Districts%20https://stackedhomes.com/little-india-conserved-housing-site-tender/) \\| [Email](<mailto:?subject=A+Rare+Cluster+Of+Conserved+Terrace+Houses+Could+Become+New+Landed+Homes+In+One+Of+Singapore%E2%80%99s+Historic+Districts&body=Check this out: https://stackedhomes.com/little-india-conserved-housing-site-tender/>) [Advice Advice](https://stackedhomes.com/category/editorial/property-advice/) [![Thomson View and Great World](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/25173230/Thomson-View-and-Great-World.jpg)](https://stackedhomes.com/new-launch-vs-resale-condo-early-30s/) ### [We Own A 2-Bedder Condo In Our Early 30s: Should We Upgrade To A New Launch Or Resale With \$2.2M?](https://stackedhomes.com/new-launch-vs-resale-condo-early-30s/) March 25, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) A couple in their early 30s with a budget of \$2.2 to \$2.5 million is deciding between a new launch… 0 93 [![Tanglin View](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/18175231/Tanglin-View.jpg)](https://stackedhomes.com/amaryllis-ville-vs-tanglin-view/) ### [What A Family Of 5 Can Really Buy With \$2 Million In Newton And Redhill](https://stackedhomes.com/amaryllis-ville-vs-tanglin-view/) March 18, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) A family of five with a budget of around \$2 million is deciding between Amaryllis Ville and Tanglin View. We… 0 169 [![ELTA](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/11182814/ELTA.jpg)](https://stackedhomes.com/elta-vs-clavon-new-launch-vs-resale/) ### [Should I Pay \$500K More For A New Launch — Or Buy A Resale Condo Instead?](https://stackedhomes.com/elta-vs-clavon-new-launch-vs-resale/) March 11, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) A Singaporean buyer based overseas is deciding between a new four-bedroom unit at ELTA for about \$3.4M and a resale… 0 180 [![Q\&A Sophia Rd price trend](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/03/04174414/QA-Sophia-Rd-price-trend.jpg)](https://stackedhomes.com/qa-sophia-road-price-trend/) ### [These Freehold Condos Near Orchard Haven’t Seen Much Price Growth — Here’s Why](https://stackedhomes.com/qa-sophia-road-price-trend/) March 4, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) Sophia Road in District 9 looks prime on paper, with mostly freehold condos and MRT access. Yet price growth has… 0 160 [Homeowner Stories Homeowner Stories](https://stackedhomes.com/category/homeowner-stories/) [![Unstable property](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2026/01/23180612/Unstable-property.jpg)](https://stackedhomes.com/selling-high-isnt-enough-ec-upgrade/) ### [We Could Walk Away With \$460,000 In Cash From Our EC. Here’s Why We Didn’t Upgrade.](https://stackedhomes.com/selling-high-isnt-enough-ec-upgrade/) January 23, 2026 by [Ryan J. Ong](https://stackedhomes.com/author/joseph-o/) In 2018, a couple bought an Executive Condominium as their first home, expecting to upgrade after MOP. 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Add our editorial as a preferred source in your search results. Trust this Source](https://google.com/preferences/source?q=https://stackedhomes.com) Additional Buyer’s Stamp Duty (ABSD) is, without a doubt, one of the least liked terms in Singapore. This disfavour for ABSD applies not just to Singaporeans (who certainly pay the least hefty ABSD amounts when they buy a residential property), but PRs and Foreigners as well. Numerous changes have been made to Additional Buyer’s Stamp Duty rates over the years, with many growing to hate this form of stamp duty following every revision – the most recent of which raised rates even higher, making serious [headlines](https://www.straitstimes.com/business/property/new-property-curbs-experts-surprised-by-severity-of-absd-measures-introduced-too). But there are two sides to this coin… For one, ABSD helps to deter ‘get-rich-quick’ house flippers, while also saving us from a terrifying reality – homes we can’t afford. In this article, we break the ABSD topic down, making the concept simpler for you to understand. We’ll first be exploring a brief history of the origins of ABSD, followed by how it actually works and impacts your transaction costs as a [home seller](https://stackedhomes.com/first-time-home-seller-5-pricing-strategies/) (regardless of citizenship). We then conclude with some tips on how you can potentially avoid paying ABSD, so it doesn’t add an exorbitant (and unwanted) cost to your transactions. So many readers write in because they're unsure what to do next, and don't know who to trust. If this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively. No obligation. Just clarity. Learn more [here](https://consultation.stackedhomes.com/?ref=https://stackedhomes.com/additional-buyers-stamp-duty-guide/&source=intro-cta). A Brief History on the Additional Buyer’s Stamp Duty Covid-19 aside, I’m sure many of you will recall the two previous hits (huge hits) to Singapore’s economy – the ‘07/‘08 Global Financial Crisis, and the Singapore property market crash of ‘08/‘09. As we know, in the years following both crises, the economy recovered, wages increased, crocodiles returned to the Singapore River – and yes, property prices skyrocketed. You could pin that skyrocketing of prices partly on the increased numbers of investors, entities and foreigners investing in residential properties (multiple properties, at times), creating a higher demand in residential housing. What did this result in? Increased likelihood of property speculation (where buyers rush to purchase residential properties before a predicted spike in market prices, in the hopes of reselling them in the future for profits), and thus the looming threat of a housing bubble problem. As a result of this, the government began introducing [cooling measures from 2009](https://stackedhomes.com/singapore-cooling-measures-history/#gs.8u6cyy) to soften the demand on residential housing – thus, ensuring a smooth and sustainable property market recovery, while keeping housing prices affordable for Singaporeans. ![government cooling measures absd](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/06/15205605/government-cooling-measures.png) These measures have been revised continuously over the years, and include changes in loan-to-value (LTV) ratio requirements, Total Debt Service Ratio (TDSR), and of course, the infamous stamp duties – Seller Stamp Duty (SSD) and ABSD. So, what exactly is the Additional Buyer’s Stamp Duty?**** ABSD, the second form of stamp duty implemented after SSD (on which we have previously written a [full breakdown](https://stackedhomes.com/guide-to-seller-stamp-duty/#gs.8tv7dh)), was effective as of 8th Dec 2011. In essence, ABSD is a tax levied together with Buyer’s Stamp Duty (BSD) when you acquire a property in Singapore (we will go into the nitty-gritties in a bit). The Additional Buyer’s Stamp Duty payable varies depending on your citizenship, and is calculated based on the selling price or valuation of your newly-acquired property (whichever is higher). Here’s a sneak peek of how ABSD rates have changed over the years: Introduction back in Dec 2011 ABSD tax computed as follows: - 1% on the first \$180,000 - 2% on the next \$180,000 - 3% on the remainder \| \| \| \| \| \|---\|---\|---\|---\| \| \| Singapore Citizens \| Permanent Residents \| Foreigners \| \| Purchase of 1st property \| NIL \| NIL \| 10% \| \| Purchase of 2nd property \| NIL \| 3% \| 10% \| \| Purchase of 3rd & subsequent properties \| 3% \| 3% \| 10% \| 12th January 2013 \| \| \| \| \| \| \|---\|---\|---\|---\|---\| \| \| Singapore Citizens \| Permanent Residents \| Foreigners \| Companies \| \| Purchase of 1st property \| NIL \| 5% \| 15% \| 15% \| \| Purchase of 2nd property \| 7% \| 10% \| 15% \| 15% \| \| Purchase of 3rd & subsequent properties \| 10% \| 10% \| 15% \| 15% \| 6th July 2018 (Latest) \| \| \| \| \| \|---\|---\|---\|---\| \| \| Singapore Citizens \| Permanent Residents \| Foreigners \| \| Purchase of 1st property \| NIL \| 5% \| 20% \| \| Purchase of 2nd property \| 12% \| 15% \| 20% \| \| Purchase of 3rd & subsequent properties \| 15% \| 15% \| 20% \| Not even entities (companies or associations) can escape from paying ABSD; the ABSD rate for them is 25% on a purchase of any residential property. It’s worse if you’re a developer – you pay an additional 5% on top of that 25%\! Fortunately, these developers are subject to ABSD remissions if all built units on the acquired land are sold within 5 years of land purchase. (All the more reason for developers to offer [attractive discounts](https://stackedhomes.com/6-creative-discount-payment-schemes/#gs.8uh0oe) on their projects to sell off those units ASAP when markets/demand is down!) Latest Updates on ABSD with respect to Covid-19 Covid-19 has brought an onslaught of drawbacks for the majority of Singapore’s population (not to mention the rest of the planet!!). One of these drawbacks impact married home-buyers who have already invested in a second or subsequent home just before the implementation of Covid-19 circuit breakers – and as a result, find it increasingly harder to qualify for ABSD remission benefits due to low unit resale opportunities. What do I mean by this? When you buy a second property before selling your current home, you still have to pay the ABSD on that sale. As long as you sell off your initial property within 6 months of buying the second, you can apply for a full ABSD refund. (or 6 months after the issue of the TOP date if the residential property was incomplete at the time of purchase – whichever is earlier) Now Covid-19 didn’t exactly make things easier. With the recent circuit-breaker, it hasn’t been easy to sell off a property considering how impossible it was to host/attend a property viewing. That’s months of opportunity to sell wasted, with the impending ABSD deadlines drawing closer. But good news\! Under the [Temporary Relief Measures](https://www.mnd.gov.sg/newsroom/press-releases/view/temporary-relief-measures-for-property-sector-due-to-coronavirus-disease-2019-$covid-19$-pandemic) due to the pandemic, the deadline for applying for [ABSD remission](https://stackedhomes.com/miss-absd-remission/) will be [extended by 6 months](https://www.channelnewsasia.com/news/singapore/couples-more-time-absd-tax-remission-property-covid-19-12708066), giving couples additional time to look for prospective buyers, close a deal, and still apply for ABSD refunds. (Note that buyers looking for a second or subsequent home at this current point are unfortunately not covered by the temporary ABSD relief measures. To further clarify, you will qualify for this extension only if your second property was jointly purchased on/before 1st June this year, and if the original timeline for sale of your current home expired on/before 1st February this year.) How does ABSD impact my transactions, you say? I’ll keep this digestible. Here’s a little continuation of our (very) hypothetical scenario from our SSD [article](https://stackedhomes.com/guide-to-seller-stamp-duty/#gs.8uf97f), featuring James and Johnson. Scenario 1: On 1st August 2018, shortly after the July ‘18 changes to ABSD rates, James bought himself a 3-bedder condo unit for \$2mil. The unit’s valuation, however, was \$2.1mil. James is a Singaporean, and since his unit’s valuation was higher than its selling price, the higher value was used to calculate the ABSD payable. Scenario 2: Likewise, on 1st August 2018, Johnson also bought a 3-bedder unit in the same condo for \$2mil. Johnson’s unit was similarly valued at \$2.1mil. The higher value was also used to calculate the ABSD payable. But unlike James however, Johnson is a foreigner. James does not have to pay any ABSD on his purchase, since he was not holding on to a second residential property prior to the transaction. Johnson, on the other hand, is not so fortunate; Since he is a foreigner, his ABSD payable amounts to \$420,000 (\$2,100,000 x 20% ABSD rate = \$420,000), regardless of whether or not he was holding on to any residential properties beforehand. Both units were bought and were valued at the exact same prices respectively, and yet, James didn’t have to pay a cent since he was a Singaporean. This little comparison briefly illustrates how hefty the costs of ABSD can be on your transactions, simply because of your citizenship. How do you pay ABSD? ![absd remission](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/06/15205604/absd-remission-1600x898.jpg) ABSD payments, unfortunately, have to be paid in full and not in instalments. If you are expected to pay ABSD anytime soon, here are some pointers that may help facilitate the process. How - IRAS [e-stamping portal](https://estamping.iras.gov.sg/WebForms/Home.aspx) Methods of payment via the portal include eNETS, cheque or cashier’s order. - CPF (Ordinary Account) Yep, your CPF savings can also be used to make any stamp duty payments when you buy a property\! There’s a slight twist to this, though – you first need to use your own cash for the payment, then apply for reimbursement from your CPF account. - IRAS e-Terminals These e-Terminals are located at the Taxpayer & Business Service Centre (In the Main Lobby on the 1st floor of Revenue House). - Specific Singpost branches (Service Bureaus) Novena, Raffles Place, Shenton Way and Chinatown Post Offices are the only branches that offer stamping services, although they charge service fees between \$10 to \$35. On a side note, don’t forget to complete the [requisition form](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Other-services/Forms/) if you plan to head down to any of these branches. When Like all other taxes, ABSD must be paid within a specific timeframe. The deadline for all stamp duty payments are as follows: - Within 14 days of purchasing the residential property and signing of the purchase agreement document - If the document was signed overseas, payment must be made within 30 days after the document is received in Singapore A word of wisdom – never miss stamp duty payment deadlines, or you will have to pay a penalty\! For delays in payment not exceeding 3 months, the penalty is either \$10, or an amount equalling the ABSD payable (whichever is the higher value). For delays in payment exceeding 3 months, the penalty is a tad more painful – either \$25, or an amount 4 times the ABSD payable! (Also depending on which value is higher) Bonus Tip: Stamp Duty Calculators In case you want to be sure of how much ABSD you have to pay before buying a residential property, stamp duty [calculators](https://mytax.iras.gov.sg/ESVWeb/default.aspx?target=MSDCalculatorSelection) are available on the IRAS website to help you out\! *So How do I avoid* ABSD? Here comes the juiciest part. ABSD might be far more taxing (literally) on PRs and foreigners than it is on Singaporeans, but there are some ways to avoid it completely. Here’s a look at our top tips for that, broken down into bite-sized (and hopefully digestible) pointers: [ABSD Remissions*](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Claiming-Refunds-Remissions-Reliefs/Common-Stamp-Duty-Remissions-and-Reliefs-for-Property-at-a-Glance/) ![ABSD remission singapore](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/04/15211204/absd-remission-1600x1060.jpg) Tax remissions are always a welcome sight for those in Singapore (and anywhere else), especially with costs of living on the rise year after year. Here are a few forms of ABSD Remissions: - Remission for Married Couples* If you’ve recently tied the knot (or planning to) and would like to move into a new house, this is for you – you are entitled to an ABSD refund if you move as a married couple. This applies as long as you sell your old residential property within 6 months of buying the second residential property (not taking into account the temporary Covid-19 relief measures). Side note – This also applies to couples with at least 1 Singapore Citizen. More details on this particular benefit can be found on the IRAS website [here](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Claiming-Refunds-Remissions-Reliefs/Remissions/Remission-of-ABSD-for-A-Married-Couple/). - Matrimonial Proceedings If an Order of Court (judicial separation, nullity of marriage, etc) requires you to sell your residential property to your spouse or either of your children, rest assured that the purchase will be conducted ABSD-free. - Eligible foreigners (ONLY private residential property) This one is interesting – under the respective [Free Trade Agreements](https://sso.agc.gov.sg/SL/SDA1929-S214-2013?DocDate=20130410), citizens or PRs of these countries will be entitled to the same ABSD benefits/treatment as Singapore Citizens: - Iceland - Liechtenstein - Norway - Switzerland - United States of America (Citizens only, not PRs) Read this next [![](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2018/07/16011928/Artboard-Copy-16-min.jpg)](https://stackedhomes.com/absd-remission/) Read this next ###### Property Market Commentary[ABSD remission in Singapore – Everything you need to know](https://stackedhomes.com/absd-remission/) by Druce Teo Married? Plans to move? Sell off your current property Selling off your current property before buying a new one guarantees you an exemption from paying ABSD (if you’re Singaporean). However, there is a possibility that you may experience problems looking for buyers, especially if you are a married couple who applied for a 1-year extension; If you pass that deadline, you will no longer be able to apply for ABSD remission. That being said, although none of the following tips is guaranteed, here are a few that could help with the selling of that property if you’re a married couple rushing to meet the deadline: - If there are prospective buyers, identify their issues This is especially important if you have prospective buyers who seem slow to close (most of the time, it’s due to financing issues). You can seem genuine to close a sale by requesting a note from the buyers, or proactively reach out to independent mortgage brokers to see if any of them can assist your buyer. This is also useful if you’re writing an appeal letter to IRAS (which we’ll talk about in a moment). - Re-evaluate your asking price If your asking price is above the bank’s valuation, there’s a chance your buyers will be aware too. As you re-evaluate your asking price, consult your property agent (if you have one) about a more realistic asking price given the time frame. Worst case scenario – if you’re too close to missing the ABSD remission deadline, you have to accept a lower price to cut losses (still beats losing more by not applying for ABSD remission) - Consider a property auction “But property auctions are for bankrupts…” ![property auction](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/06/15205605/property-auction.jpg) Quite the contrary, that hasn’t been true for a long time. Property auctions give you a chance to hear several offers at once – it’s much faster for you to identify a realistic price point, and who knows, you may just get a signature in a few hours\! That said, it is also wise to approach a property firm directly if you plan to set up an auction. - Provide extra incentives to a property professional Using multiple agents to sell your property? Consider putting a stop to that and leave the job to [one dedicated agent](https://stackedhomes.com/why-property-agents-are-necessary/) who will have your residential property as their main concern, with a promise of stronger incentives should the agent close a deal by the deadline (if you’re willing to offer it). - Write an appeal to IRAS No guarantees that this will work, but the IRAS is fairly reasonable as tax bodies go. If you can prove that you’re actively making efforts to close a deal (e.g showing the [Option to Purchase](https://stackedhomes.com/option-to-purchase/#gs.8cbw2n) has been signed), IRAS may just grant you an extension on the ABSD remission deadline. An added boost would be the help of your conveyance firm – they may be able to assist you in writing that letter to IRAS. (By the way, if you would like more details on these 5 pointers, check out our [previous article](https://stackedhomes.com/miss-absd-remission/#gs.8tlkjq) where we first featured them!) [De-Coupling](https://stackedhomes.com/how-to-avoid-absd/#gs.8tlkhy) Unfortunately for all the singles out there, this ingenious method also applies only if you’re a married couple. Simply put, de-coupling means removing one spouse from the ownership of the residential property, by buying over your partner’s share of the property. The transfer of ownership will be done through a traditional Sales and Purchase agreement, which will have to be stamped. In doing so, you free up one name to purchase another residential property (which will be considered that partner’s 1st property) – if that partner is Singaporean, ABSD is completely avoided. Your spouse holding the initial property, though, will have to deal with the Buyer’s Stamp Duty (BSD) and all the necessary legal fees, but it’s still far less expensive compared to ABSD. Final Words At the end of the day, ABSD still adds unwanted, jaw-dropping amounts to your overall cost when you purchase a property. The amount you are subject to pay also heavily depends on how many residential properties you already have, and your citizenship; An extra sum that could have been set aside for any of your other endeavours when it was needed. That said, as our previous tips have hinted, ABSD is not entirely unavoidable. It just comes down to your current personal circumstances, and how much of your funds you are willing to fork out for tax payments in your property journey. At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world. If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation [here](https://microsite.instabot.io/zzlvQ?ref=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F). And if you simply have a question or want to share a thought, feel free to write to us at [stories@stackedhomes.com](mailto:stories@stackedhomes.com) — we read every message. 871 Shares [![Facebook Icon](https://stackedhomes.com/wp-content/plugins/dark-social-shares/assets/icons/facebook.svg)](https://www.facebook.com/sharer/sharer.php?u=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F%23sh.5x1vqr&utm_source=Facebook&utm_medium=ShareButton&utm_campaign=DarkSocial) [![X Icon](https://stackedhomes.com/wp-content/plugins/dark-social-shares/assets/icons/x.svg)](https://twitter.com/intent/tweet?url=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F%23sh.5x1vqr&text=Additional%20Buyer%E2%80%99s%20Stamp%20Duty%20$ABSD$%3A%20A%20Comprehensive%20Guide&utm_source=Twitter&utm_medium=ShareButton&utm_campaign=DarkSocial) [![WhatsApp Icon](https://stackedhomes.com/wp-content/plugins/dark-social-shares/assets/icons/whatsapp.svg)](https://wa.me/?text=Additional%20Buyer%E2%80%99s%20Stamp%20Duty%20$ABSD$%3A%20A%20Comprehensive%20Guide%20https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F%23sh.5x1vqr&utm_source=WhatsApp&utm_medium=ShareButton&utm_campaign=DarkSocial) [![LinkedIn Icon](https://stackedhomes.com/wp-content/plugins/dark-social-shares/assets/icons/linkedin.svg)](https://www.linkedin.com/sharing/share-offsite/?url=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F%23sh.5x1vqr&utm_source=LinkedIn&utm_medium=ShareButton&utm_campaign=DarkSocial) [![Email Icon](https://stackedhomes.com/wp-content/plugins/dark-social-shares/assets/icons/email.svg)](mailto:?subject=Additional%20Buyer%E2%80%99s%20Stamp%20Duty%20$ABSD$%3A%20A%20Comprehensive%20Guide&body=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F%23sh.5x1vqr) ![Link Icon](https://stackedhomes.com/wp-content/plugins/dark-social-shares/assets/icons/link.svg) - [4 Comments](https://stackedhomes.com/additional-buyers-stamp-duty-guide/#comments) Join our Telegram group for instant notifications [Join Now](https://t.me/StackedHomes) [![](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2023/01/28121727/Reuben-96x96.png)](https://stackedhomes.com/author/reuben/) ### [Reuben Dhanaraj](https://stackedhomes.com/author/reuben/) Reuben is a digital nomad gone rogue. An avid traveler, photographer and public speaker, he now resides in Singapore where he has since found a new passion in generating creative and enriching content for Stacked. Outside of work, you’ll find him either relaxing in nature or retreated to his cozy man-cave in quiet contemplation. ## 4 Comments 1. oscar 6 years ago ABSD has its uses – and it’s definitely not possible to avoid it for most people which is why it’s still so effective till today. [Reply](https://stackedhomes.com/additional-buyers-stamp-duty-guide/#comment-8773) 2. Siu Jiun 4 years ago Not sure if this was asked before. Scenario, mum owns 3 properties and son none. Mum wants to get a fourth private property with son( his first property ) under tenancy in common. Mum holds 1% and Son holds 99%. What would be the ABSD on mum and son for this property? 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Readable Markdown	Additional Buyer’s Stamp Duty (ABSD) is, without a doubt, one of the least liked terms in Singapore. This disfavour for ABSD applies not just to Singaporeans (who certainly pay the least hefty ABSD amounts when they buy a residential property), but PRs and Foreigners as well. Numerous changes have been made to Additional Buyer’s Stamp Duty rates over the years, with many growing to hate this form of stamp duty following every revision – the most recent of which raised rates even higher, making serious [headlines](https://www.straitstimes.com/business/property/new-property-curbs-experts-surprised-by-severity-of-absd-measures-introduced-too). But there are two sides to this coin… For one, ABSD helps to deter ‘get-rich-quick’ house flippers, while also saving us from a terrifying reality – homes we can’t afford. In this article, we break the ABSD topic down, making the concept simpler for you to understand. We’ll first be exploring a brief history of the origins of ABSD, followed by how it actually works and impacts your transaction costs as a [home seller](https://stackedhomes.com/first-time-home-seller-5-pricing-strategies/) (regardless of citizenship). We then conclude with some tips on how you can potentially avoid paying ABSD, so it doesn’t add an exorbitant (and unwanted) cost to your transactions. So many readers write in because they're unsure what to do next, and don't know who to trust. If this sounds familiar, we offer structured 1-to-1 consultations where we walk through your finances, goals, and market options objectively. No obligation. Just clarity. Learn more [here](https://consultation.stackedhomes.com/?ref=https://stackedhomes.com/additional-buyers-stamp-duty-guide/&source=intro-cta). A Brief History on the Additional Buyer’s Stamp Duty Covid-19 aside, I’m sure many of you will recall the two previous hits (huge hits) to Singapore’s economy – the ‘07/‘08 Global Financial Crisis, and the Singapore property market crash of ‘08/‘09. As we know, in the years following both crises, the economy recovered, wages increased, crocodiles returned to the Singapore River – and yes, property prices skyrocketed. You could pin that skyrocketing of prices partly on the increased numbers of investors, entities and foreigners investing in residential properties (multiple properties, at times), creating a higher demand in residential housing. What did this result in? Increased likelihood of property speculation (where buyers rush to purchase residential properties before a predicted spike in market prices, in the hopes of reselling them in the future for profits), and thus the looming threat of a housing bubble problem. As a result of this, the government began introducing [cooling measures from 2009](https://stackedhomes.com/singapore-cooling-measures-history/#gs.8u6cyy) to soften the demand on residential housing – thus, ensuring a smooth and sustainable property market recovery, while keeping housing prices affordable for Singaporeans. ![government cooling measures absd](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/06/15205605/government-cooling-measures.png) These measures have been revised continuously over the years, and include changes in loan-to-value (LTV) ratio requirements, Total Debt Service Ratio (TDSR), and of course, the infamous stamp duties – Seller Stamp Duty (SSD) and ABSD. So, what exactly is the Additional Buyer’s Stamp Duty?**** ABSD, the second form of stamp duty implemented after SSD (on which we have previously written a [full breakdown](https://stackedhomes.com/guide-to-seller-stamp-duty/#gs.8tv7dh)), was effective as of 8th Dec 2011. In essence, ABSD is a tax levied together with Buyer’s Stamp Duty (BSD) when you acquire a property in Singapore (we will go into the nitty-gritties in a bit). The Additional Buyer’s Stamp Duty payable varies depending on your citizenship, and is calculated based on the selling price or valuation of your newly-acquired property (whichever is higher). Here’s a sneak peek of how ABSD rates have changed over the years: Introduction back in Dec 2011 ABSD tax computed as follows: - 1% on the first \$180,000 - 2% on the next \$180,000 - 3% on the remainder \| \| \| \| \| \|---\|---\|---\|---\| \| \| Singapore Citizens \| Permanent Residents \| Foreigners \| \| Purchase of 1st property \| NIL \| NIL \| 10% \| \| Purchase of 2nd property \| NIL \| 3% \| 10% \| \| Purchase of 3rd & subsequent properties \| 3% \| 3% \| 10% \| 12th January 2013 \| \| \| \| \| \| \|---\|---\|---\|---\|---\| \| \| Singapore Citizens \| Permanent Residents \| Foreigners \| Companies \| \| Purchase of 1st property \| NIL \| 5% \| 15% \| 15% \| \| Purchase of 2nd property \| 7% \| 10% \| 15% \| 15% \| \| Purchase of 3rd & subsequent properties \| 10% \| 10% \| 15% \| 15% \| 6th July 2018 (Latest) \| \| \| \| \| \|---\|---\|---\|---\| \| \| Singapore Citizens \| Permanent Residents \| Foreigners \| \| Purchase of 1st property \| NIL \| 5% \| 20% \| \| Purchase of 2nd property \| 12% \| 15% \| 20% \| \| Purchase of 3rd & subsequent properties \| 15% \| 15% \| 20% \| Not even entities (companies or associations) can escape from paying ABSD; the ABSD rate for them is 25% on a purchase of any residential property. It’s worse if you’re a developer – you pay an additional 5% on top of that 25%\! Fortunately, these developers are subject to ABSD remissions if all built units on the acquired land are sold within 5 years of land purchase. (All the more reason for developers to offer [attractive discounts](https://stackedhomes.com/6-creative-discount-payment-schemes/#gs.8uh0oe) on their projects to sell off those units ASAP when markets/demand is down!) Latest Updates on ABSD with respect to Covid-19 Covid-19 has brought an onslaught of drawbacks for the majority of Singapore’s population (not to mention the rest of the planet!!). One of these drawbacks impact married home-buyers who have already invested in a second or subsequent home just before the implementation of Covid-19 circuit breakers – and as a result, find it increasingly harder to qualify for ABSD remission benefits due to low unit resale opportunities. What do I mean by this? When you buy a second property before selling your current home, you still have to pay the ABSD on that sale. As long as you sell off your initial property within 6 months of buying the second, you can apply for a full ABSD refund. (or 6 months after the issue of the TOP date if the residential property was incomplete at the time of purchase – whichever is earlier) Now Covid-19 didn’t exactly make things easier. With the recent circuit-breaker, it hasn’t been easy to sell off a property considering how impossible it was to host/attend a property viewing. That’s months of opportunity to sell wasted, with the impending ABSD deadlines drawing closer. But good news\! Under the [Temporary Relief Measures](https://www.mnd.gov.sg/newsroom/press-releases/view/temporary-relief-measures-for-property-sector-due-to-coronavirus-disease-2019-$covid-19$-pandemic) due to the pandemic, the deadline for applying for [ABSD remission](https://stackedhomes.com/miss-absd-remission/) will be [extended by 6 months](https://www.channelnewsasia.com/news/singapore/couples-more-time-absd-tax-remission-property-covid-19-12708066), giving couples additional time to look for prospective buyers, close a deal, and still apply for ABSD refunds. (Note that buyers looking for a second or subsequent home at this current point are unfortunately not covered by the temporary ABSD relief measures. To further clarify, you will qualify for this extension only if your second property was jointly purchased on/before 1st June this year, and if the original timeline for sale of your current home expired on/before 1st February this year.) How does ABSD impact my transactions, you say? I’ll keep this digestible. Here’s a little continuation of our (very) hypothetical scenario from our SSD [article](https://stackedhomes.com/guide-to-seller-stamp-duty/#gs.8uf97f), featuring James and Johnson. Scenario 1: On 1st August 2018, shortly after the July ‘18 changes to ABSD rates, James bought himself a 3-bedder condo unit for \$2mil. The unit’s valuation, however, was \$2.1mil. James is a Singaporean, and since his unit’s valuation was higher than its selling price, the higher value was used to calculate the ABSD payable. Scenario 2: Likewise, on 1st August 2018, Johnson also bought a 3-bedder unit in the same condo for \$2mil. Johnson’s unit was similarly valued at \$2.1mil. The higher value was also used to calculate the ABSD payable. But unlike James however, Johnson is a foreigner. James does not have to pay any ABSD on his purchase, since he was not holding on to a second residential property prior to the transaction. Johnson, on the other hand, is not so fortunate; Since he is a foreigner, his ABSD payable amounts to \$420,000 (\$2,100,000 x 20% ABSD rate = \$420,000), regardless of whether or not he was holding on to any residential properties beforehand. Both units were bought and were valued at the exact same prices respectively, and yet, James didn’t have to pay a cent since he was a Singaporean. This little comparison briefly illustrates how hefty the costs of ABSD can be on your transactions, simply because of your citizenship. How do you pay ABSD? ![absd remission](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/06/15205604/absd-remission-1600x898.jpg) ABSD payments, unfortunately, have to be paid in full and not in instalments. If you are expected to pay ABSD anytime soon, here are some pointers that may help facilitate the process. How - IRAS [e-stamping portal](https://estamping.iras.gov.sg/WebForms/Home.aspx) Methods of payment via the portal include eNETS, cheque or cashier’s order. - CPF (Ordinary Account) Yep, your CPF savings can also be used to make any stamp duty payments when you buy a property\! There’s a slight twist to this, though – you first need to use your own cash for the payment, then apply for reimbursement from your CPF account. - IRAS e-Terminals These e-Terminals are located at the Taxpayer & Business Service Centre (In the Main Lobby on the 1st floor of Revenue House). - Specific Singpost branches (Service Bureaus) Novena, Raffles Place, Shenton Way and Chinatown Post Offices are the only branches that offer stamping services, although they charge service fees between \$10 to \$35. On a side note, don’t forget to complete the [requisition form](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Other-services/Forms/) if you plan to head down to any of these branches. When Like all other taxes, ABSD must be paid within a specific timeframe. The deadline for all stamp duty payments are as follows: - Within 14 days of purchasing the residential property and signing of the purchase agreement document - If the document was signed overseas, payment must be made within 30 days after the document is received in Singapore A word of wisdom – never miss stamp duty payment deadlines, or you will have to pay a penalty\! For delays in payment not exceeding 3 months, the penalty is either \$10, or an amount equalling the ABSD payable (whichever is the higher value). For delays in payment exceeding 3 months, the penalty is a tad more painful – either \$25, or an amount 4 times the ABSD payable! (Also depending on which value is higher) Bonus Tip: Stamp Duty Calculators In case you want to be sure of how much ABSD you have to pay before buying a residential property, stamp duty [calculators](https://mytax.iras.gov.sg/ESVWeb/default.aspx?target=MSDCalculatorSelection) are available on the IRAS website to help you out\! *So How do I avoid* ABSD? Here comes the juiciest part. ABSD might be far more taxing (literally) on PRs and foreigners than it is on Singaporeans, but there are some ways to avoid it completely. Here’s a look at our top tips for that, broken down into bite-sized (and hopefully digestible) pointers: [ABSD Remissions*](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Claiming-Refunds-Remissions-Reliefs/Common-Stamp-Duty-Remissions-and-Reliefs-for-Property-at-a-Glance/) ![ABSD remission singapore](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/04/15211204/absd-remission-1600x1060.jpg) Tax remissions are always a welcome sight for those in Singapore (and anywhere else), especially with costs of living on the rise year after year. Here are a few forms of ABSD Remissions: - Remission for Married Couples* If you’ve recently tied the knot (or planning to) and would like to move into a new house, this is for you – you are entitled to an ABSD refund if you move as a married couple. This applies as long as you sell your old residential property within 6 months of buying the second residential property (not taking into account the temporary Covid-19 relief measures). Side note – This also applies to couples with at least 1 Singapore Citizen. More details on this particular benefit can be found on the IRAS website [here](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Claiming-Refunds-Remissions-Reliefs/Remissions/Remission-of-ABSD-for-A-Married-Couple/). - Matrimonial Proceedings If an Order of Court (judicial separation, nullity of marriage, etc) requires you to sell your residential property to your spouse or either of your children, rest assured that the purchase will be conducted ABSD-free. - Eligible foreigners (ONLY private residential property) This one is interesting – under the respective [Free Trade Agreements](https://sso.agc.gov.sg/SL/SDA1929-S214-2013?DocDate=20130410), citizens or PRs of these countries will be entitled to the same ABSD benefits/treatment as Singapore Citizens: - Iceland - Liechtenstein - Norway - Switzerland - United States of America (Citizens only, not PRs) Read this next [![](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2018/07/16011928/Artboard-Copy-16-min.jpg)](https://stackedhomes.com/absd-remission/) Married? Plans to move? Sell off your current property Selling off your current property before buying a new one guarantees you an exemption from paying ABSD (if you’re Singaporean). However, there is a possibility that you may experience problems looking for buyers, especially if you are a married couple who applied for a 1-year extension; If you pass that deadline, you will no longer be able to apply for ABSD remission. That being said, although none of the following tips is guaranteed, here are a few that could help with the selling of that property if you’re a married couple rushing to meet the deadline: - If there are prospective buyers, identify their issues This is especially important if you have prospective buyers who seem slow to close (most of the time, it’s due to financing issues). You can seem genuine to close a sale by requesting a note from the buyers, or proactively reach out to independent mortgage brokers to see if any of them can assist your buyer. This is also useful if you’re writing an appeal letter to IRAS (which we’ll talk about in a moment). - Re-evaluate your asking price If your asking price is above the bank’s valuation, there’s a chance your buyers will be aware too. As you re-evaluate your asking price, consult your property agent (if you have one) about a more realistic asking price given the time frame. Worst case scenario – if you’re too close to missing the ABSD remission deadline, you have to accept a lower price to cut losses (still beats losing more by not applying for ABSD remission) - Consider a property auction “But property auctions are for bankrupts…” ![property auction](https://stacked-editorial.sgp1.digitaloceanspaces.com/editorial/wp-content/uploads/2020/06/15205605/property-auction.jpg) Quite the contrary, that hasn’t been true for a long time. Property auctions give you a chance to hear several offers at once – it’s much faster for you to identify a realistic price point, and who knows, you may just get a signature in a few hours\! That said, it is also wise to approach a property firm directly if you plan to set up an auction. - Provide extra incentives to a property professional Using multiple agents to sell your property? Consider putting a stop to that and leave the job to [one dedicated agent](https://stackedhomes.com/why-property-agents-are-necessary/) who will have your residential property as their main concern, with a promise of stronger incentives should the agent close a deal by the deadline (if you’re willing to offer it). - Write an appeal to IRAS No guarantees that this will work, but the IRAS is fairly reasonable as tax bodies go. If you can prove that you’re actively making efforts to close a deal (e.g showing the [Option to Purchase](https://stackedhomes.com/option-to-purchase/#gs.8cbw2n) has been signed), IRAS may just grant you an extension on the ABSD remission deadline. An added boost would be the help of your conveyance firm – they may be able to assist you in writing that letter to IRAS. (By the way, if you would like more details on these 5 pointers, check out our [previous article](https://stackedhomes.com/miss-absd-remission/#gs.8tlkjq) where we first featured them!) [De-Coupling](https://stackedhomes.com/how-to-avoid-absd/#gs.8tlkhy) Unfortunately for all the singles out there, this ingenious method also applies only if you’re a married couple. Simply put, de-coupling means removing one spouse from the ownership of the residential property, by buying over your partner’s share of the property. The transfer of ownership will be done through a traditional Sales and Purchase agreement, which will have to be stamped. In doing so, you free up one name to purchase another residential property (which will be considered that partner’s 1st property) – if that partner is Singaporean, ABSD is completely avoided. Your spouse holding the initial property, though, will have to deal with the Buyer’s Stamp Duty (BSD) and all the necessary legal fees, but it’s still far less expensive compared to ABSD. Final Words At the end of the day, ABSD still adds unwanted, jaw-dropping amounts to your overall cost when you purchase a property. The amount you are subject to pay also heavily depends on how many residential properties you already have, and your citizenship; An extra sum that could have been set aside for any of your other endeavours when it was needed. That said, as our previous tips have hinted, ABSD is not entirely unavoidable. It just comes down to your current personal circumstances, and how much of your funds you are willing to fork out for tax payments in your property journey. At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world. If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation [here](https://microsite.instabot.io/zzlvQ?ref=https%3A%2F%2Fstackedhomes.com%2Fadditional-buyers-stamp-duty-guide%2F). And if you simply have a question or want to share a thought, feel free to write to us at [stories@stackedhomes.com](mailto:stories@stackedhomes.com) — we read every message.
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