What does it cost to buy a condo in Singapore?
Enter a price to see the downpayment, stamp duties and total cash you need, plus the Seller’s Stamp Duty owed if you sell within four years.
Enter a purchase price.
Every figure below is calculated from the price, so the breakdown appears once you fill it in.
How these figures are worked out
Buyer’s Stamp Duty rises in bands: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, 5% on the next $1,500,000 and 6% above $3 million. On a $1.8 million condo that totals $59,600. The bands have applied since 15 February 2023, per IRAS.
Additional Buyer’s Stamp Duty depends on who you are and how many residential properties you already hold. Under the rates for transactions on or after 27 April 2023, a Singapore Citizen pays nothing on a first property, 20% on a second and 30% on a third. A Permanent Resident pays 5%, 30% and 35%. A foreigner pays 60% and an entity 65%. On a $1.8 million second property that 20% adds $360,000, usually the largest single line in the purchase.
The downpayment follows the MAS loan-to-value limits. With no outstanding housing loan a bank can lend up to 75%, leaving 25%, of which at least 5% of the price must be cash that CPF cannot cover. One outstanding housing loan drops the limit to 45% and raises the mandatory cash to 25%. The limit is a ceiling, not a promise, and your income still has to clear TDSR.
Seller’s Stamp Duty is a cost of selling rather than buying, and it is here because it decides how long you need to hold. For property purchased on or after 4 July 2025 the rate is 16% within the first year, 12% in the second, 8% in the third, 4% in the fourth and nothing after four years. The holding period rose from three years to four on that date and every tier rose by four percentage points, with no transition period.
Your solicitor confirms the duty payable, and the bank’s valuation can differ from the price you agree, which changes both the loan and the cash you need.
How much cash do I need to buy a condo in Singapore?
With a 75% loan you need 25% of the price as a downpayment, of which at least 5% must be cash rather than CPF, plus Buyer’s Stamp Duty, any ABSD and legal fees. On a $1.8 million condo bought as a first property, that is $450,000 of downpayment, $59,600 of BSD and roughly $5,000 of fees, so about $514,600 before renovation.
How is Buyer’s Stamp Duty calculated on a condo?
BSD is charged in progressive bands on the higher of the purchase price or market value: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, 5% on the next $1,500,000 and 6% above $3 million. It is not a flat percentage, so a higher price attracts a higher effective rate.
Do I pay ABSD on a second condo?
Yes. A Singapore Citizen pays 20% ABSD on a second residential property and 30% on a third, under the rates for transactions on or after 27 April 2023. A Permanent Resident pays 30% and 35%, a foreigner pays 60% and an entity pays 65%. ABSD is due within 14 days of the contract date.
How long must I hold a condo to avoid Seller’s Stamp Duty?
Four years, for any residential property purchased on or after 4 July 2025. Selling within the first year attracts 16%, then 12% in the second year, 8% in the third and 4% in the fourth. Property purchased between 11 March 2017 and 3 July 2025 follows the earlier three-year schedule at 12%, 8% and 4%.
Can I use CPF to pay stamp duty on a condo?
For a completed property you generally pay the stamp duty in cash first and apply for reimbursement from your CPF Ordinary Account once the CPF charge is lodged at legal completion. The mandatory 5% cash portion of the downpayment and the legal fees cannot be reimbursed from CPF at all.
Read more:Buyer’s Stamp Duty, band by bandABSD rates and timingCondo downpaymentCondo loans and LTV