The Buyer’s Stamp Duty (BSD) is the universal stamp duty paid by every Singapore property buyer — Singaporean, PR, foreigner, entity. Unlike ABSD, BSD has no buyer-profile exemption. But BSD is tiered, meaning the rate increases as price increases — and most buyers underestimate the marginal-rate impact at higher tiers. This article is the practical reality check, with worked examples from $1M to $5M.
Companion to our main BSD calculator guide — focused on tier-by-tier marginal rate examples.
The 2026 BSD Tiered Rate Structure
| Price tier | BSD rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 ($180,001 – $360,000) | 2% |
| Next $640,000 ($360,001 – $1,000,000) | 3% |
| Next $500,000 ($1,000,001 – $1,500,000) | 4% |
| Next $1,500,000 ($1,500,001 – $3,000,000) | 5% |
| Above $3,000,000 | 6% |
BSD is calculated marginally — each tier applies only to the portion of the price within that tier. The “headline” rate everyone quotes is the marginal rate at the top of the price, not the effective rate.
Worked Example 1 — $1M Condo
| Tier | Calc | BSD |
|---|---|---|
| First $180K @ 1% | 180,000 × 1% | $1,800 |
| Next $180K @ 2% | 180,000 × 2% | $3,600 |
| Next $640K @ 3% | 640,000 × 3% | $19,200 |
| Total BSD | $24,600 | |
| Effective rate | 2.46% |
Worked Example 2 — $1.5M Condo
| Tier | BSD |
|---|---|
| First $1M (as above) | $24,600 |
| Next $500K @ 4% | $20,000 |
| Total BSD | $44,600 |
| Effective rate | 2.97% |
Worked Example 3 — $2M Condo
| Tier | BSD |
|---|---|
| First $1.5M (as above) | $44,600 |
| Next $500K @ 5% | $25,000 |
| Total BSD | $69,600 |
| Effective rate | 3.48% |
Worked Example 4 — $3M Condo
| Tier | BSD |
|---|---|
| First $2M (as above) | $69,600 |
| Next $1M @ 5% | $50,000 |
| Total BSD | $119,600 |
| Effective rate | 3.99% |
Worked Example 5 — $5M Condo (Above Top Tier)
| Tier | BSD |
|---|---|
| First $3M (as above) | $119,600 |
| Next $2M @ 6% | $120,000 |
| Total BSD | $239,600 |
| Effective rate | 4.79% |
BSD + ABSD — The Combined Reality
BSD is universal; ABSD is profile-dependent. The total stamp duty hit on a $2M condo:
| Buyer profile | BSD | ABSD | Total |
|---|---|---|---|
| SC (1st property) | $69,600 | $0 | $69,600 (3.48%) |
| SC (2nd property) | $69,600 | $400,000 | $469,600 (23.48%) |
| PR (1st property) | $69,600 | $100,000 | $169,600 (8.48%) |
| Foreigner | $69,600 | $1,200,000 | $1,269,600 (63.48%) |
Run combined scenarios via our ABSD by buyer profile guide.
BSD Cash-Flow Implications
BSD is paid within 14 days of signing the Sale & Purchase Agreement (S&P). For HDB upgraders selling their HDB to fund the new condo, this often creates a bridging finance gap — BSD is due before HDB sale completes. Buyers typically structure with bridging loans or use CPF for partial coverage where eligible.
FAQ
Can I use CPF for BSD?
Yes — for new launches and resale private property purchases, CPF Ordinary Account funds can cover BSD subject to your CPF Withdrawal Limits.
Is BSD different for HDB vs private?
The BSD rate structure is the same. HDB resale prices typically fall within the lower BSD tiers; private prices typically span multiple tiers.
When is BSD payable?
Within 14 days of signing the Sale & Purchase Agreement. For new launches, this is at OTP exercise stage.
Are there BSD exemptions?
No buyer-profile exemptions. There are limited transfer-type exemptions (e.g., between spouses in certain circumstances) — consult your conveyancing lawyer.
How do I model BSD + ABSD + cash buffer?
Total cash-out = downpayment + BSD + ABSD + legal fees + agent commission + buffer. WhatsApp Alvin for a personalized cash-flow model.
Run Your BSD + ABSD Combined Scenario
For a personalized total-stamp-duty modelling including BSD + ABSD + CPF + bridging-loan view, WhatsApp Alvin Tan (CEA R072324C, ERA Realty Network L3002382K) at +65 8488 8648.
Get a Free Property Valuation from Alvin
Need an honest, data-driven valuation on this project, your existing property, or a comparison? WhatsApp Alvin Tan directly — CEA-licensed, ERA Realty, no obligation. Same-day reply during office hours.
- ✅ Free showflat priority booking
- ✅ ABSD + BSD + financing eligibility analysis
- ✅ Floor plan packs & price list (where available)
- ✅ HDB upgrader pathway planning