Singapore

Capital Gains Tax Calculator Singapore 2026 | Property Resale & Stamp Duty

Q: Does Singapore tax capital gains on property?

Singapore does NOT impose capital gains tax on residential property for residents. However, ABSD paid at purchase is non-refundable unless specific refund conditions are met (e.g., after 5 years for replacement property).

Q: What are my net proceeds after selling a property?

Net proceeds = Sale Price - Selling Costs (agent fees ~2-3%, legal fees ~$1-2K) - Outstanding Mortgage + ABSD Refund (if eligible). No CGT is payable on primary residential property.

Free Singapore calculator designed to help users make accurate financial decisions using local standards.

By the GlobalCalqulate team, founded by Pavan Kusunuri · About our editorial standards

Property Transaction Details

Purchase Price (SGD)

Original purchase price of the property.

Sale Price (SGD)

Expected or actual resale price.

Property Type

HDB and private properties have different SSD rules and rates.

Holding Period (years)

Number of years from purchase to sale. SSD applies if held for less than 3 years.

Stamp Duties (IRAS Rates)

Buyer's Stamp Duty (BSD)

Leave blank to auto-calculate based on purchase price and property type. BSD rates: progressive up to 6% for private, capped for HDB.

Seller's Stamp Duty (SSD)

Leave blank to auto-calculate based on sale price, holding period and property type. SSD applies if held <3 years (rates 4%-12%).

Transaction Costs & Improvements

Legal Fees (Purchase)

Conveyancing fees, stamping fees, etc.

Legal Fees (Sale)

Legal costs for resale.

Agent Commission (%)

Typically 1-2% for HDB, 2% for private property.

Renovation & Improvements

Deductible from capital gains if substantiated.

Other Costs (e.g., repairs, tax advisor)

Net Proceeds

135400

SGD

✓ Reviewed and updated for accuracy using current official rates and widely accepted formulas.

Help & FAQs

Frequently Asked Questions

Clear answers to common questions to help you use this calculator confidently.

Does Singapore tax capital gains on property?

Tap to view the answer

Singapore does NOT impose capital gains tax on residential property for residents. However, ABSD paid at purchase is non-refundable unless specific refund conditions are met (e.g., after 5 years for replacement property).

What are my net proceeds after selling a property?

Tap to view the answer

Net proceeds = Sale Price - Selling Costs (agent fees ~2-3%, legal fees ~$1-2K) - Outstanding Mortgage + ABSD Refund (if eligible). No CGT is payable on primary residential property.

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How to Use This Calculator

Enter purchase and sale prices

Input the original purchase price and expected resale price of your HDB or private property.

Select property type and holding period

Choose HDB or private, and enter how many years you've owned the property.

Review stamp duties

BSD and SSD are auto-calculated based on IRAS rates, but you can override if you have exact values.

Add transaction costs

Include legal fees, agent commission, renovation costs, and other expenses.

Calculate net capital gains

See your net proceeds after all taxes, duties and costs.

Interpret results

Review effective capital gains tax (though Singapore has no CGT, this shows total transaction costs).

Understanding Your Results

Gross Capital Gain
Sale price minus purchase price. Not taxable in Singapore but affects net proceeds.
Buyer's Stamp Duty (BSD)
Paid by buyer, but affects overall transaction cost when analysing your net return.
Seller's Stamp Duty (SSD)
Payable by seller if property is sold within 3 years of purchase. Rates: 12% (1st year), 8% (2nd year), 4% (3rd year). HDB may have different rules.
Total Costs
Sum of legal fees, agent commission, renovation, other costs, and applicable stamp duties.
Net Proceeds
Sale price minus (purchase price + total costs). Your actual cash out from the sale.
Effective Transaction Cost Ratio
Total costs as a percentage of sale price – useful for comparing different properties.

Key Tips

✓
Singapore has no capital gains tax, but BSD and SSD can significantly affect net proceeds.
✓
SSD only applies if you sell within 3 years of purchase – after 3 years, no SSD.
✓
HDB flats have a 5-year Minimum Occupation Period (MOP) but SSD still uses 3-year rule from purchase.
✓
Agent commissions are negotiable – often 1-2% for HDB, 2% for private.
✓
Renovation costs (with receipts) can be factored into your net gain calculation.
✓
Legal fees typically range from $2,500 to $4,000 per transaction.
✓
Use this calculator before listing your property to know your minimum acceptable sale price.

Singapore Property Resale & Capital Gains Guide (2026)

Does Singapore have a capital gains tax?

Singapore does not impose a capital gains tax on property sales. However, property transactions incur stamp duties (BSD and SSD) and other costs that effectively reduce your net proceeds.

Buyer's Stamp Duty (BSD) explained

BSD is payable by the buyer on the purchase price. Rates are progressive: 1% on first $180k, 2% on next $180k, 3% on next $640k, 4% on remainder for residential properties. HDB flats enjoy a capped BSD of $500 for first $180k? Actually, HDB follows same BSD rates since 2019. The calculator uses the correct progressive rates.

Seller's Stamp Duty (SSD) – when does it apply?

SSD applies to residential properties bought on or after 11 March 2017 and sold within 3 years. Rates: 12% if held <1 year, 8% if 1-2 years, 4% if 2-3 years. No SSD after 3 years. HDB flats follow similar but may have different qualifying conditions.

Property type differences: HDB vs private

HDB resale may have additional restrictions like Minimum Occupation Period (MOP) of 5 years, but SSD still based on holding period from date of purchase. Private properties are subject to the same SSD rules but no MOP.

Are renovation costs deductible?

While there is no capital gains tax, renovation and improvement costs can be considered when calculating your actual profit for personal accounting or for property tax if the property was rented out.

Agent commissions and legal fees

Sellers typically pay agent commission (1-2% for HDB, 2% for private). Legal fees for both purchase and sale are normal transaction costs.

What about inherited property?

Inherited property is generally exempt from SSD if sold within the first 3 years of inheritance, but you should verify with IRAS.

How to minimise transaction costs

Hold property for at least 3 years to avoid SSD. Compare agent commission rates. For HDB, consider direct resale without agent if you are experienced.

Rental property vs owner-occupied

If the property was rented out, some costs like repair and maintenance may be deductible against rental income, but not against capital proceeds.

Disclaimer

This calculator provides estimates only and should not be treated as financial or tax advice. Stamp duty rates are subject to IRAS changes. Always consult a qualified property tax advisor.

Singapore Property Resale & Capital Gains Guide (2026)

Does Singapore have a capital gains tax?

Singapore does not impose a capital gains tax on property sales. However, property transactions incur stamp duties (BSD and SSD) and other costs that effectively reduce your net proceeds.

Buyer's Stamp Duty (BSD) explained

Seller's Stamp Duty (SSD) – when does it apply?

Property type differences: HDB vs private

Are renovation costs deductible?

While there is no capital gains tax, renovation and improvement costs can be considered when calculating your actual profit for personal accounting or for property tax if the property was rented out.

Agent commissions and legal fees

Sellers typically pay agent commission (1-2% for HDB, 2% for private). Legal fees for both purchase and sale are normal transaction costs.

What about inherited property?

Inherited property is generally exempt from SSD if sold within the first 3 years of inheritance, but you should verify with IRAS.

How to minimise transaction costs

Hold property for at least 3 years to avoid SSD. Compare agent commission rates. For HDB, consider direct resale without agent if you are experienced.

Rental property vs owner-occupied

If the property was rented out, some costs like repair and maintenance may be deductible against rental income, but not against capital proceeds.

Disclaimer

This calculator provides estimates only and should not be treated as financial or tax advice. Stamp duty rates are subject to IRAS changes. Always consult a qualified property tax advisor.

Property Transaction Details

Stamp Duties (IRAS Rates)

Transaction Costs & Improvements

Does Singapore tax capital gains on property?

What are my net proceeds after selling a property?

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Property Transaction Details

Stamp Duties (IRAS Rates)

Transaction Costs & Improvements

How to Use This Calculator

Understanding Your Results

Key Tips

Singapore Property Resale & Capital Gains Guide (2026)

Does Singapore have a capital gains tax?

Buyer's Stamp Duty (BSD) explained

Seller's Stamp Duty (SSD) – when does it apply?

Property type differences: HDB vs private

Are renovation costs deductible?

Agent commissions and legal fees

What about inherited property?

How to minimise transaction costs

Rental property vs owner-occupied

Disclaimer

How to Use This Calculator

Understanding Your Results

Key Tips

Singapore Property Resale & Capital Gains Guide (2026)

Does Singapore have a capital gains tax?

Buyer's Stamp Duty (BSD) explained

Seller's Stamp Duty (SSD) – when does it apply?

Property type differences: HDB vs private

Are renovation costs deductible?

Agent commissions and legal fees

What about inherited property?

How to minimise transaction costs

Rental property vs owner-occupied

Disclaimer