2nd Property Stamp Duty Calculator – Calculate ABSD for 2nd property with ease

2nd property stamp duty calculator

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Calculate the additional buyer stamp duties for your 2nd property with ease

The following 2nd property stamp duty calculator was built specifically for investors looking to purchase their second property.

Let’s address your primary objective first, input the relevant values into the fields below. We will share more insights on whether it is worthwhile paying the additional buyer stamp duty and how you can avoid it.

A little bit about ourselves

Quick primer before you commit the next 5 mins of your time to this article.

We are a team of investor-first realtors, we specialise in helping property owners find the best ways to acquire a second property.

A large part of our work revolves around decoupling property, deriving strategies to help like minded investors avoid ABSD and investment property research.

If you reading is not your thing, drop us a text to clarify your doubts or work out your financial calculation

How is 2nd property stamp duty calculated ?

Two cost components need to be accounted for when calculating the total amount of stamp duty you will need to pay for your 2nd property.

  • Buyer stamp duty
  • Additional buyer stamp duty

In essence both are tax levied on stamping your official contractual documents that are being used to facilitate the purchase of your property.

Without footing the bill for stamp duties your contractual documents will not be recognised legally.

Buyer stamp duty (BSD)

Buyer stamp duty is a tax levied on all residential and non-residential property purchase in Singapore.

It’s tax rate varies in accordance to the purchase price or market valuation of your property, whichever is higher.

Purchase price/ Market ValueRate in percentage for residential properties
First S$180,0001%
Next S$180,0002%
Next S$640,0003%
Next S$500,0004%
Next S$1,500,0005%
Amount exceeding S$3,000,0006%

Additional buyer stamp duty (ABSD)

Aspiring second property investor’s worst foe. It is a tax levied in addition to the buyer stamp duty when you own more than one property.

Essentially, it is instilled to deter property investors from bidding up home prices in Singapore.

Its rates move in accordance with two variables: you or your spouse citizenship Status and the property you own.

Regarding citizenship Status, the higher applicable tax rate will be applicable depending on either spouse citizenship Status.

So if you are a PR or foreigner, you won’t get away with a lower ABSD tax rate simply by purchasing a property with a Singapore citizen spouse.

Singapore ABSD Table OverviewSingapore ABSD Rates (2024)
ABSD for 2nd property, Singapore Citizen20%
ABSD for 3rd and subsequent properties, Singapore Citizen30%
ABSD for PR, first property5%
ABSD for PR, 2nd property30%
ABSD for PR, 3rd and subsequent properties35%
ABSD for foreigners, any and all properties60%

Check out the following article for new ABSD 2023 impact on the property market

Should you be paying the 2nd property additional buyer stamp duty ?

To adequately answer this question, we should consider the average profit made by private condo owners.

On average a property owner would make a average capital gain of between $300k to $400k over a 3 to 4 year holding period.

And this is based on the assumption that you make a decent property selection.

Now back to stamp duties, an average 3 bedroom condo will cost between $1.4mil to $1.8mil.

Using $1.4 mil as an example. You would be looking at the following stamp duties

  • Buyer stamp duty – $40,600
  • Additional buyer stamp duty – $280,000
  • Total – $320,600

If you were to take the damage and purchase a 2nd property with additional buyer stamp duties, you would be set back by a cost of at least $320k from the onset. Not a good way to kick start your real estate investment.

But having said that there are some instances that you may want to consider paying ABSD and we have covered these situations in the article that follow.

Is it worth paying ABSD on your second property

Ways to avoid paying 2nd property stamp duty, ABSD

There are several ways you can legally avoid ABSD.

And this includes

Each method has its pros and cons and are suitable for property owners with different investment objectives, financial and family circumstances.

For example, if your goal is to retain the current property that you are living in and to purchase a second investment property. Decoupling would be the most suitable option for you, it will allow you to keep your current property, “free up” one of your joint owner name to purchase the second property without ABSD.

If your goal is to unlock the profits in your current property and purchase two new private condos then the sell one buy two approach would be suitable for you, on the condition that both you and your spouse can each support one property independently.

For a more in depth discussion on what is the best method to legally avoid ABSD in Singapore, check out the following article inline.

Decoupling property being one of the most popular way to avoid 2nd property stamp duty

What is decoupling property ?

Decoupling property works by freeing up one party’s name in a jointly owned property. It does that via an internal buy and sell transaction between joint owners, in most cases between husband and wife.

Property owners typically appoint a realtor, acting as decoupling consultants to string the entire process together.

Cost of decoupling vs Cost of 2nd property stamp duties

There is a cost to decoupling.

One of the key considerations would work out if the cost saving from not paying additional buyer stamp duty on the 2nd property, significantly supersedes the cost of decoupling.

From our experience, in most cases property owners save between 150k to 250k from not paying ABSD by decoupling property.

To calculate the cost of decoupling, feel free to head over to the decoupling calculator.

As a side note decoupling also helps ease the limitation in 2nd property loan to valuation and 2nd property cpf usage listed in the section below.

In case you are seriously considering paying 2nd property stamp duty

In case you are looking to stick to the option of paying ABSD on your second property, the sections that follow will help highlight the other consideration that you will need to take note of.

How much loan can you take for your second property ?

Assuming you are currently shouldering a mortgage for your existing property, you will not be able to enjoy the full 75% loan to valuation ratio that was applicable when you purchased your first property.
You will only be eligible to take a 45% loan. For the remaining 55% payment, it is mandatory that 25% needs to be paid in cash and the rest in cash or CPF.

For more insights on 2nd property loan LTV, refer to article link inline.

How much CPF can you use for your second property ?

Similarly there are some limitations on CPF usage when you are purchasing a 2nd property.

You would have to first satisfy the basic retirement sum in your CPF account first before you can utilise any CPF for your second property.

For more insights on how much CPF can I use for the second property, refer to article inline.

Other costs you must take note of when purchasing 2nd property

Aside from stamp duties, these are some of the other recurring cost that you would need to take note of when purchasing your second property.

  • Non owner occupier property tax
  • Rental income tax
  • Condo maintenance fee

We discuss all the cost elements and challenges to be encountered in purchasing a 2nd property, the comprehensive guide to Buying 2nd property Singapore.

More reads, more gains ?

Kudos on making it this far. The fact that you have invested the last 5 mins reading this article. We believe you are a like minded real estate investor looking to beat the rat race by getting more out of your real estate investment.

We wrote a full series of articles to help you find the best investment property


Can I use cpf to pay for stamp duty ?

Yes CPF can be used to pay for both buyer stamp duty and additional buyer stamp duty. Due to completion timeline constraints for completed properties, you may have to pay in cash first and get your conveyancing lawyer to seek reimbursement from your CPF account later.

When do you need to pay buyer stamp duty and ABSD ?

Both buyer stamp duty and additional buyer stamp duty needs to be paid 14 days from the date of signing contractual agreement to purchase property. In this case, you will need to pay relevant stamp duties 14 days from signing the option to purchase or sale and purchase agreement if no OTP is involved for the property.

Do you have to pay ABSD when inheriting property ?

You will not have to pay ABSD when inheriting a property, but the inherited property will count towards your overall count of property ownership and will be accounted for when you seek to purchase your next property.


  • Jue Wen

    Jue Wen is the content marketing lead. This means he spend his waking hours researching and writing all things real estate. He believes life is a hustle and there is no joy in grinding away daily in our little rat races. He believes making wise moves in real estate investment can be a game changer. Aside from writing all things real estate, you can find him in your nearest bouldering gym.

Looking to purchase your second property?

Just fulfilled your MOP status for your executive or BTO or Looking to decouple from your current condomium? Or simple looking to purchase your 2nd investment property? Having assisted over 50 clients on their journey towards purchasing their second property, we have got the expertise to help you avoid unnecessary ABSD, optimise legal cost and clarify your doubts.

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Jue Wen


Jue Wen is the property analyst and content marketing lead at decoupling expertise.
He specialises in helping clients overcome the complexities involved in owning their second private property in Singapore.
He had over 10 years of experience in real estate investing and have written over 40 detail guides on decoupling and minimising ABSD. He is a licensed real estate consultant and holds a Bachelor degree in Business Management from the Nanyang Technological University.



Kenji is the Group Division Director of ERA Realty Network.
He have got over 20 years of experience in real estate and have successfully helped over 50 couples purchased their second property. He specialises in helping client achieve the best approach towards acquiring their ideal investment properties while minimising ABSD.