ABSD for housing developers calculator Singapore
A housing developer buying residential land pays 40% ABSD, of which 35% is remitted upfront. To keep the remission it must start work within 2 years and complete and sell every unit within 5 years (3 for four units or fewer). Otherwise the remitted ABSD is clawed back with interest at 5% a year.
Rules last changed on 29 July 2026.
Work out the ABSD, deadlines and clawback
- ABSD paid (5%)
- S$5,000,000
- ABSD remitted (35%)
- S$35,000,000
- Buyer's Stamp Duty
- S$5,939,600
- Commence by
- 2 October 2028
- Complete and sell by
- 2 October 2031
Duty is charged on S$100,000,000, the higher of the price and the market value.
Rules used for 2 October 2026
- Large en bloc sites 6 years to complete and sell, mega sites 7 with half sold by year 6, for land bought from 29 July 2026, in force from 29 July 2026 (source)
- Citizens' second property 20%, foreigners 60%, entities 65%, in force from 27 April 2023
- Top residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 million, in force from 15 February 2023 (source)
Current rates
| Project | Commence within | Complete and sell within | Sold by an earlier date |
|---|---|---|---|
| No extension, five or more units | 2 years | 5 years | None |
| Four units or fewer | 2 years | 3 years | None |
| Category 1A, a large en bloc site (700 to 1,399 units) | 2.5 years | 6 years | None |
| Category 1A and one or more of Categories 2 to 4 | 3 years | 6.5 years | None |
| Category 1B, a mega en bloc site (1,400 units or more) | 2.5 years | 7 years | 50% of units within 6 years |
| Category 1B and one or more of Categories 2 to 4 | 3 years | 7.5 years | 50% of units within 6 years |
| Any one of Categories 2 to 4 | 2.5 years | 5.5 years | None |
| Two or more of Categories 2 to 4 | 3 years | 6 years | None |
| CORENET X, five or more units | 2.5 years | 5.5 years | None |
Counted from the acquisition date. The CORENET X extension goes by the date of the first CORENET X submission and is never added to a complex-project extension.
| Units sold, rounded down | ABSD clawed back |
|---|---|
| 100% | 0% |
| 99% | 25% |
| 98% | 26% |
| 97% | 27% |
| 96% | 28% |
| 95% | 29% |
| 94% | 30% |
| 93% | 31% |
| 92% | 32% |
| 91% | 33% |
| 90% | 34% |
| Below 90% | 35% |
Five or more units, commencement and completion met. Interest at 5% a year is added, from 14 days after the acquisition date.
A worked example
IRAS's own case (FAQs, land bought on 1 Aug 2023 for 6 terrace houses): a company buys residential land on 1 August 2023 to build 6 terrace houses for sale. At a price of S$10,000,000, chosen here, ABSD is 40%: S$500,000 paid, and S$3,500,000 remitted on the undertaking. Work must start by 1 August 2025, and every house must be built and sold by 1 August 2028.
Source: IRAS, Sites for Development of Five or More Residential Units, FAQs, land bought on 1 Aug 2023 for 6 terrace houses.
Rule history
Every published version of the rules this calculator uses, with the date it took effect.
ABSD (housing developers)
Chosen by: The date the developer acquires the residential land.
- From 29 July 2026In force todayLarge en bloc sites 6 years to complete and sell, mega sites 7 with half sold by year 6, for land bought from 29 July 2026Primary source
- From 6 March 2025 to 28 July 2026Six months more on every timeline for one category of complex project, twelve for two or more, for land bought from 6 March 2025Read the policy event in the archive
- From 16 December 2021 to 5 March 2025Commence within 2 years, complete and sell within 5 (3 for four units or fewer), or the remitted ABSD is clawed back with interest at 5% a yearRead the policy event in the archive
Not modelled before 16 December 2021.
ABSD rates
Chosen by: The date the purchase is documented. A change can keep the previous rates for an Option to Purchase granted before it; the rule set's transitional records that.
- From 27 April 2023In force todayCitizens' second property 20%, foreigners 60%, entities 65%Read the policy event in the archive
- From 16 December 2021 to 26 April 2023Citizens' second property 17%, foreigners 30%, entities 35%Read the policy event in the archive
Not modelled before 16 December 2021.
BSD rates
Chosen by: The date the purchase is documented: the Option to Purchase exercised, or the sale and purchase agreement signed.
- From 15 February 2023In force todayTop residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 millionPrimary source
Not modelled before 15 February 2023.
Questions
How much ABSD does a housing developer pay?
40% of the price or market value of the land, whichever is higher. 35% is remitted upfront if the developer undertakes to meet the conditions; the other 5% cannot be remitted and is paid within 14 days of the acquisition.
What happens if not every unit is sold in time?
The remitted ABSD is clawed back with interest at 5% a year. From 16 February 2024, a project of five or more units that met its other conditions and sold at least 90% of its units pays a lower rate, from 25% at 99% sold.
Which projects get longer timelines?
For land bought on or after 29 July 2026, the timeline table lists 6 kinds of project with more time, from 5.5 years to 7.5 years to complete and sell. They cover large en bloc sites, complex technical or infrastructure requirements, URA's Strategic Development Incentive and higher productivity targets. A project on CORENET X can instead have 6 months more.
Is this calculator advice?
No. It applies the published rules to the figures you enter. Confirm with IRAS or your lawyer before you commit.
Estimates only, from the published rules in force on the date you enter. Confirm with IRAS or your lawyer before you transact. All calculators