Seller's Stamp Duty (SSD) Calculator (Singapore)

Estimate Seller's Stamp Duty (SSD), which depends on when you bought, how long you held the property and the sale price or market value.

What you'll need

• Acquisition date
• Sale/disposal date (holding period)
• Sale price or market value (higher of)

How it works

SSD applies when you sell residential property within the holding period. For property bought on/after 4 Jul 2025, the holding period is 4 years with rates of 16% / 12% / 8% / 4%. HDB flats are generally unaffected due to the Minimum Occupation Period.

Seller's Stamp Duty is a tax collected by IRAS when residential property is sold within a set number of years of buying it. It discourages short-term flipping, so the rate falls the longer you hold, reaching zero once you pass the final anniversary of your purchase.

Three inputs decide the amount:

• Acquisition date — fixes which schedule applies. Property acquired 11 Mar 2017–3 Jul 2025 uses the older 3-year schedule (12% / 8% / 4%); property acquired on or after 4 Jul 2025 uses the current 4-year schedule. The schedule is locked in at purchase.
• Holding period — whole years from acquisition to disposal, on exact anniversaries. Selling one day before an anniversary keeps you in the higher band.
• Base value — SSD is computed on the higher of the sale price or the market value, the same basis as Buyer's Stamp Duty.

SSD is payable by the seller within 14 days of executing the sale document, on top of any BSD and ABSD paid at purchase.

It mainly affects private-property owners selling within the window.

Which schedule applies to you?

Earlier acquisition dates used other historical schedules; the calculator focuses on the two schedules above.

Current Singapore rules

Worked example, step by step

A home bought on 1 Aug 2025 and sold within the first year at $1,200,000 attracts SSD of 16% = $192,000, on the higher of price or market value.

Here is the full reasoning for that estimate:

1. Identify the schedule. The acquisition date (1 Aug 2025) is on/after 4 Jul 2025, so the 4-year schedule applies: 16% / 12% / 8% / 4%.
2. Count the holding period. A sale before 1 Aug 2026 is within the first year, so the top band applies.
3. Fix the base. Say the sale price is $1,200,000 and the market value is not higher — the base is $1,200,000. If market value were higher, that figure would be used instead.
4. Apply the rate. 16% × $1,200,000 = $192,000, payable within 14 days of the sale document being executed.

The table below shows how the same $1,200,000 sale is treated depending on when it happens:

Crossing a single anniversary changes the estimated duty by $48,000 in this illustration — the gap between adjacent bands on a $1,200,000 base.

Common mistakes and good to know

• Counting from the option date instead of the correct acquisition date. The holding period runs on exact anniversaries of the acquisition date. Many people overlook that being even one day short of an anniversary keeps the sale in the higher band.
• Assuming a lower sale price lowers the duty. SSD is charged on the higher of the price or the market value, so an under-market transaction is still assessed on market value.
• Applying today's schedule to an older purchase. A property acquired between 11 Mar 2017 and 3 Jul 2025 keeps the 3-year, 12%/8%/4% schedule even if it is sold after the current rules took effect.
• Forgetting that SSD sits on top of buyer-side duties. BSD and any ABSD paid at purchase are not offset against SSD on the sale — the seller's duty is a separate, additional bill.
• Overlooking the 14-day payment deadline. SSD falls due within 14 days of executing the sale document.
• Assuming all property types follow this table. Industrial property has its own SSD schedule, and certain transfers are exempt without any application.

How the calculator helps

The PlanLiaoMah property tool models exactly the mechanics described on this page: you enter the acquisition date, the intended sale date and the sale price or market value, and it works out which schedule applies, counts the holding period against exact anniversaries, picks the correct band and applies the rate to the higher-of basis. Because it handles both the 3-year and the 4-year schedules, it is a quick way to sanity-check where your anniversary dates fall — alongside the site's BSD, ABSD and affordability estimates.

Important assumptions

• Holding period uses whole-year anniversaries
• Charged on the higher of price or market value
• Property bought 11 Mar 2017–3 Jul 2025 used a 3-year period (12%/8%/4%)

Cases not fully modelled:

• SSD exemptions for certain transfers (no application needed)
• Industrial-property SSD (different schedule)
• Pre-2017 historical schedules beyond display

Official sources and verification

• IRAS — Seller's Stamp Duty (SSD) for Residential Property
• IRAS — Stamp Duty for Property

Direct links to the relevant official pages. Rules and rates change; last checked 21 July 2026. Always confirm against the official source.

Frequently asked questions

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