Seller's Stamp Duty (SSD) is a tax you pay when you sell a residential property within a specified holding period. In July 2025, the Singapore government raised SSD rates and extended the holding period from 3 to 4 years — the most significant change to SSD since 2017. If you bought a property on or after 4 July 2025, the new rules apply to you.
Key change (effective 4 July 2025): Holding period extended from 3 to 4 years. SSD rates raised by 4 percentage points at each tier. Properties bought before 4 July 2025 remain on the old (lower) rates.
What Is Seller's Stamp Duty and Why Does It Exist?
SSD was introduced in February 2010 as a property cooling measure to discourage short-term property flipping. The tax is imposed by IRAS on sellers who dispose of a residential property within the holding period after purchase. The shorter your holding period, the higher the SSD rate — making rapid resale financially punitive.
The July 2025 revision was triggered by a sharp increase in sub-sale transactions — the resale of units under construction before completion — which the government viewed as speculative activity that needed to be curbed.
Current SSD Rates (Properties Bought On or After 4 July 2025)
| Holding Period | SSD Rate (New — from 4 Jul 2025) |
|---|---|
| Up to 1 year | 16% |
| More than 1 year, up to 2 years | 12% |
| More than 2 years, up to 3 years | 8% |
| More than 3 years, up to 4 years | 4% |
| More than 4 years | No SSD |
Old SSD Rates (Properties Bought Between 11 March 2017 and 3 July 2025)
| Holding Period | SSD Rate (Old — pre-4 Jul 2025) |
|---|---|
| Up to 1 year | 12% |
| More than 1 year, up to 2 years | 8% |
| More than 2 years, up to 3 years | 4% |
| More than 3 years | No SSD |
If you purchased your property before 4 July 2025, the old rates and 3-year holding period apply. You are not affected by the July 2025 changes.
How SSD Is Calculated
SSD is calculated on the higher of the selling price or the market value of the property at the date of sale. The holding period runs from the date you exercised the Option to Purchase to the date your buyer exercises the OTP on the resale.
Example — Property Bought After 4 July 2025, Sold Within 18 Months
Purchase date: 15 July 2025
Sale date: 20 January 2027 (18 months later)
Sale price: $1,800,000
Holding period: More than 1 year, up to 2 years
SSD rate: 12%
SSD payable: $216,000
Example — Property Bought in 2022, Sold in 2025 (Old Rules)
Purchase date: 1 March 2022
Sale date: 15 March 2025 (3 years and 2 weeks later)
Holding period: More than 3 years (old rules)
SSD payable: $0 — no SSD applies
Who Is Exempt from SSD?
Not all sellers within the holding period pay SSD. IRAS recognises specific exemptions:
- Licensed housing developers selling properties they have developed
- Government agencies (HDB, JTC) selling residential properties
- Property owners whose land is compulsorily acquired by the government under the Land Acquisitions Act
- Bankruptcy situations where a property owner is required to sell due to bankruptcy proceedings
- Certain divorce-related property transfers under matrimonial proceedings orders
- HDB owners who have fulfilled their Minimum Occupation Period (MOP) — as the 5-year MOP exceeds the SSD holding period
En Bloc Sales and SSD
One important and often overlooked point: if your property undergoes an en bloc sale within the SSD holding period, SSD still applies to you as an individual owner — even if you voted against the sale. The collective sale agreement is binding on all owners once the statutory majority has been reached, and SSD is calculated from the date of your individual purchase to the date of the collective sale agreement.
What This Means for Buyers and Investors in 2026
The July 2025 SSD changes have effectively locked in a minimum 4-year holding commitment for anyone purchasing residential property from that date. Sub-sale activity — previously a way for investors to profit from appreciation before a project completes — is now much more expensive and carries significant SSD risk.
For genuine owner-occupiers and long-term investors, SSD is largely irrelevant — most hold for 5 years or more and the tax never triggers. For short-term traders and sub-sale speculators, the 2025 changes have fundamentally changed the economics of the trade.
Planning to Sell? Let's Work Out Your SSD Exposure First.
Keith can help you calculate your exact SSD liability and plan the optimal sale timing for your situation.
WhatsApp +65 9750 1055This article is for general information only. SSD rates and holding periods are set by IRAS and the Ministry of Finance. Always verify your specific situation with IRAS or a qualified property lawyer before selling. Information accurate as at March 2026.