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Stamp and legal paperwork on a wooden desk with pastel shophouse facades visible through the window, representing shophouse stamp duty in Singapore

Buying & Finance · Guide

Shophouse Stamp Duty: BSD & ABSD by Buyer Type

Rates, worked examples and the rules that decide whether ABSD applies to your shophouse.

The short answer

Every shophouse buyer pays Buyer's Stamp Duty. Additional Buyer's Stamp Duty applies only to residential property, at rates that depend on buyer type: 20% to 30% for citizens buying a second or later home, 30% to 35% for PRs, 60% for foreigners and 65% for entities. Fully commercial shophouses are generally outside ABSD.

Non-res BSD
1%, 2%, then 3%
Foreigner ABSD
60% on residential
Entity ABSD
65% on residential
Deadline
Generally 14 days

Last reviewed 5 November 2026. BSD schedules reflect IRAS rates for non-residential property and for residential property from 15 February 2023; ABSD rates reflect IRAS rates from 27 April 2023. Confirm current rates with IRAS before you sign. General information only, not legal, tax, or financial advice.

A fully commercial shophouse is generally outside ABSD. The approved use is what decides it.
Peranakan floor tiles in a shophouse five-foot way beside a timber shutter
Stamp duty follows use and buyer type, not the heritage character of the building.

1. BSD rates: non-residential vs residential

Purchase price bandNon-residential BSDResidential BSD
First $180,0001%1%
Next $180,0002%2%
Next $640,0003%3%
Next $500,0003%4%
Next $1,500,0003%5%
Remainder above $3,000,0003%6%

Stamp duty is computed on the higher of the purchase price or market value. Pay within 14 days of the option being exercised or the sale agreement being signed in Singapore; the window is longer for documents signed overseas.

2. ABSD by buyer type (residential property only)

Buyer1st residential property2nd3rd and subsequent
Singapore citizen0%20%30%
Singapore PR5%30%35%
Foreigner60%60%60%
Entity (e.g. company, trust, society)65%65%65%

3. Does ABSD apply to my shophouse?

ABSD turns on whether the property is residential for stamp duty purposes, not on the word shophouse. A fully commercial shophouse is generally outside ABSD; a shophouse with approved residential use, or on residential-zoned land, needs a close read of the IRAS rules. The existing commercial vs residential ABSD breakdown on this site walks through the zoning traps.

4. Worked example: $10 million purchase (illustrative arithmetic)

ComponentNon-residentialResidential
First $180,000 at 1%$1,800$1,800
Next $180,000 at 2%$3,600$3,600
Next $640,000$19,200 (3%)$19,200 (3%)
Next $500,000$15,000 (3%)$20,000 (4%)
Next $1,500,000$45,000 (3%)$75,000 (5%)
Remaining $7,000,000$210,000 (3%)$420,000 (6%)
BSD total$294,600$539,600

The example applies the published bands to a round price for illustration; it excludes ABSD, GST, legal fees and any remission. Use IRAS's calculator for your own deal.

5. Selling and holding taxes to remember

  • Seller's Stamp Duty applies to certain residential sales within a holding period; check IRAS for the current schedule
  • Non-owner-occupied commercial property tax is charged on annual value; see IRAS
  • GST may apply on a commercial shophouse sale if the seller is GST-registered

Sources

Next step: see the ABSD breakdown, the URA buyer manual and live conservation shophouses for sale.

Frequently Asked Questions

How much is stamp duty on a shophouse in Singapore?+

BSD follows IRAS's tiered schedule, which differs for non-residential and residential property. ABSD is added only where the property counts as residential. Use IRAS's calculator with your price and buyer profile.

Do foreigners pay ABSD on shophouses?+

Foreigners pay 60% ABSD on residential property. A fully commercial shophouse is generally outside ABSD, but foreigners should confirm the classification and any Residential Property Act approval.

Do companies pay ABSD when buying a shophouse?+

Entities pay 65% ABSD on residential property under IRAS rates, so a company buying a shophouse with residential use can face a high bill. Commercial use is the usual distinction.

Is stamp duty lower for commercial property?+

Yes, BSD for non-residential property tops out at 3%, while residential BSD reaches 6% on the portion above $3 million. ABSD does not generally apply to non-residential.

When must stamp duty be paid on a property purchase?+

Generally within 14 days of signing or exercising the option in Singapore. Longer periods apply to documents signed overseas. Your lawyer files and pays through IRAS.

Is there Seller's Stamp Duty on a commercial shophouse?+

IRAS applies Seller's Stamp Duty to residential and industrial property sold within the holding periods it sets. A fully commercial shophouse is not generally in those categories, but classification matters, so confirm with IRAS or your lawyer.

Is ABSD refundable?+

Only in limited remission or refund situations set by IRAS, which usually have strict conditions and timelines. Do not assume ABSD can be recovered.