Stamp Duty Singapore: Buyer’s Stamp Duty on a New Launch, Step by Step

Stamp duty in Singapore is the tax on the documents that transfer property. Every buyer pays Buyer’s Stamp Duty (BSD), and some also pay Additional Buyer’s Stamp Duty (ABSD). On a new launch the timing surprises people: it is due within weeks of booking, not at completion. This guide focuses on BSD, the part every buyer of LinkTown Residences (Hougang Central Residences), the condo planned above Hougang MRT (NE14), will pay, and shows the sums at indicative unit sizes.

Buyer’s Stamp Duty tiers

BSD is tiered, like income tax. Each slice of the price is taxed at its own rate, and the slices add up. It is charged on the purchase price or market value, whichever is higher, and rounded down to the nearest dollar.

Slice of the price	Rate (residential)	Duty on the full slice
First S$180,000	1%	S$1,800
Next S$180,000	2%	S$3,600
Next S$640,000	3%	S$19,200
Next S$500,000	4%	S$20,000
Next S$1,500,000	5%	S$75,000
Above S$3,000,000	6%	on the remainder

These tiers apply to residential purchases on or after 15 February 2023, according to the IRAS BSD page. A quick shortcut: the first S$1 million always costs S$24,600, and the first S$1.5 million costs S$44,600.

BSD vs ABSD in one line each

• BSD: paid by every buyer, tiered, the same for citizens, PRs and foreigners.
• ABSD: a flat extra rate that depends on residency and how many homes you already own. A Singapore Citizen buying a first home pays none.

Our ABSD guide covers the rates, joint purchases and the married-couple refund.

When BSD is due on a new launch

IRAS requires stamping within 14 days after a document is signed in Singapore (30 days after receipt if signed overseas). For a developer sale, the document that matters is the Sale and Purchase Agreement. Here is how that lines up with the usual new-launch steps:

Step	What you pay	Stamp duty
Booking: Option to Purchase issued	5% booking fee, in cash	Not yet
You sign the S&P (a few weeks later)	Legal fees begin	BSD and any ABSD due within 14 days of signing
Around 8 weeks from the option	15%, cash or CPF	Already paid
Construction stages to TOP and CSC	Progressive instalments	None

Late stamping attracts penalties, so your conveyancing lawyer normally handles the stamping and tells you the exact deadline. The payment scheme page lists every stage of the progressive schedule, and the purchase timeline puts the dates in order.

Paying with cash or CPF

BSD can come from cash or your CPF Ordinary Account. CPF Board’s guidance is that you can use OA savings to pay stamp duty and legal fees in full, within your limits. For a property still under construction, which is what a new launch is, stamp duty can be paid directly through CPF. For a completed property, you pay cash first and are reimbursed from CPF afterwards.

A few practical points:

• CPF usage is capped by your Valuation Limit and Withdrawal Limit, and the remaining lease must cover the youngest buyer to age 95 for full use. Stamp duty counts towards what you draw.
• CPF used, plus accrued interest, goes back to your CPF account when you sell.
• The 5% booking fee must be in cash. The minimum 5% cash on the first loan also applies, so plan the cash first and CPF second.
• Processing takes time. Tell your lawyer early that you intend to use CPF so the 14-day deadline is met.

Check your balances and limits on the CPF website and ask your lawyer to confirm how your stamp duty will be paid.

Worked example: BSD at LinkTown Residences sizes

Indicative unit	Price at S$2,500 psf	BSD	Price at S$2,600 psf	BSD
1-Bedroom + Study, 506 sq ft	S$1,265,000	S$35,200	S$1,315,600	S$37,224
2-Bedroom, 678 sq ft	S$1,695,000	S$54,350	S$1,762,800	S$57,740
3-Bedroom, 1,066 sq ft	S$2,665,000	S$102,850	S$2,771,600	S$108,180
4-Bedroom, 1,496 sq ft	S$3,740,000	S$164,000	S$3,889,600	S$172,976
5-Bedroom, 1,679 sq ft	S$4,197,500	S$191,450	S$4,365,400	S$201,524

How the 2-bedroom figure is built

At S$1,695,000:

• First S$180,000 at 1% = S$1,800
• Next S$180,000 at 2% = S$3,600
• Next S$640,000 at 3% = S$19,200
• Next S$500,000 at 4% = S$20,000
• Remaining S$195,000 at 5% = S$9,750
• Total BSD: S$54,350

For a first-time Singaporean buyer, that is the whole stamp duty bill. Add the 5% booking fee (S$84,750) and the 15% instalment (S$254,250), and roughly S$393,000 is committed within the first two months or so, some of which can come from CPF. A PR buying the same unit as a first home would add 5% ABSD, or S$84,750; see our guide to PR stamp duty on a condo.

What stamp duty does not cover

Buyers sometimes lump every tax together. BSD and ABSD are one-off, on purchase. Property tax is annual and only starts after TOP; see our property tax guide. Seller’s Stamp Duty applies only if you sell within the holding period. If you later let the unit, your tenant pays stamp duty on the tenancy agreement. And if you take a bank loan, ask your lawyer about any duty on the mortgage documents.

Try other prices and buyer profiles on the stamp duty calculator.

Register to get the LinkTown Residences price list as soon as it’s released, so your stamp duty sums use real figures.

Frequently asked questions

What are the Buyer’s Stamp Duty rates in Singapore?

For residential property bought on or after 15 February 2023: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million and 6% on the rest. Verify with IRAS.

When do I pay stamp duty on a new launch condo?

Within 14 days of signing the Sale and Purchase Agreement. On a developer sale that is usually a few weeks after booking, long before TOP.

Can I use CPF to pay Buyer’s Stamp Duty?

Yes, CPF Ordinary Account savings can be used for stamp duty within your CPF limits. CPF Board says that for a property under construction, stamp duty can be paid directly through CPF; for a completed one, you pay cash first and are reimbursed. Arrange it early with your lawyer.

How much BSD is payable on a S$1.7 million condo?

S$54,600 on the current tiers. Additional Buyer’s Stamp Duty, if it applies, is on top.