Property tax in Singapore is a yearly tax on the annual value (AV) of a property: IRAS’s estimate of the rent it would fetch in a year. If you own and live in your home, the 2026 rates are 0% on the first S$12,000 of AV, rising in bands to 32%. If you rent out the whole home, non-owner-occupier rates apply instead, from 12% to 36%. For a typical HDB flat that is the difference between a few hundred dollars a year and a few thousand.
Here are the IRAS rates, the 2026 rebate, the rules on renting and worked examples. Figures are as at November 2026.
How Property Tax Is Worked Out
Property tax = annual value x property tax rate.
AV is the estimated yearly rent if the property were let, excluding furniture, furnishings and maintenance. IRAS sets it from rents of similar properties. For HDB flats, IRAS analyses recent rents for each room type from e-Stamping records. Your AV is on your property tax bill and in IRAS’s View Property Summary service.
Residential rates are progressive: each slice of AV is taxed at its own rate, like income tax.
Property Tax Singapore Rates for Owner-Occupiers
IRAS’s rates, effective from 1 January 2025:
| Annual value band | Rate | Cumulative tax at top of band |
|---|---|---|
| First $12,000 | 0% | $0 |
| Next $28,000 (to $40,000) | 4% | $1,120 |
| Next $10,000 (to $50,000) | 6% | $1,720 |
| Next $25,000 (to $75,000) | 10% | $4,220 |
| Next $10,000 (to $85,000) | 14% | $5,620 |
| Next $15,000 (to $100,000) | 20% | $8,620 |
| Next $40,000 (to $140,000) | 26% | $19,020 |
| Above $140,000 | 32% |
Non-Owner-Occupier Rates
For a home you do not live in, including one rented out in full:
| Annual value band | Rate | Cumulative tax at top of band |
|---|---|---|
| First $30,000 | 12% | $3,600 |
| Next $15,000 (to $45,000) | 20% | $6,600 |
| Next $15,000 (to $60,000) | 28% | $10,800 |
| Above $60,000 | 36% |
Non-residential property, such as shops and offices, is taxed at a flat 10% of AV.
The short version: Live in it and you pay the low owner-occupier scale on one home. Rent it all out, or own a second home, and the higher scale applies from 12% of the first dollar of AV. Renting out a room while you live there keeps the lower rates.
Who Gets Owner-Occupier Rates
IRAS grants them to an individual or married couple who own and live in the property, on one home only. Buyers of new or resale HDB flats and new executive condominiums get them automatically. Private home buyers who are Citizens or Permanent Residents get them automatically if neither spouse already has them on another home; otherwise, apply through IRAS’s digital service.
Two situations change your rate:
- Renting out the whole home: owner-occupier rates stop from the date of rental. Tell IRAS to avoid a penalty.
- Renting out a room while you live there: you keep the rates. Stamp the tenancy as partially let, not wholly let. Our guide to renting out an HDB flat covers the HDB rules.
Sellers on a temporary extension of stay pay non-owner-occupier rates for that period.
The 2026 Rebate
For 2026, the Government gave a one-off rebate, offset automatically against the 2026 bill (IRAS and MOF, 28 November 2025):
- Owner-occupied HDB flats: 15% off.
- Owner-occupied private homes: 10% off, capped at $500.
- One- and two-room HDB flats: no property tax at all.
Check IRAS’s 2027 Property Tax Bill page for next year; we will not assume the rebate repeats.
Worked Examples
Our own illustrative AVs; check yours on your bill.
HDB 4-room flat, AV $26,000
- Lived in: 4% x $14,000 = $560; less the 15% 2026 rebate = $476.
- Rented out in full: 12% x $26,000 = $3,120.
Condo, AV $45,000
- Lived in: $1,120 + 6% x $5,000 = $1,420; less the 10% rebate ($142) = $1,278.
- Rented out in full: $3,600 + 20% x $15,000 = $6,600.
Our property tax calculator applies both scales to any AV.
Paying the Bill
Bills for 2026 were issued from December 2025 and due by 31 January 2026. You can pay in one go or by GIRO in up to 12 interest-free monthly instalments. IRAS charges a 5% penalty on late payment. Owners aged 65 or above who live in the home and have assessable income of no more than $39,000 may stretch GIRO payments over up to 24 months.
What To Do Next
- Check your AV and whether you are on owner-occupier rates in IRAS’s View Property Summary service.
- If you plan to let your whole home, work the higher tax into your sums with the rental yield calculator.
- Before buying a second home, add the higher property tax to the stamp duty: see stamp duty on Singapore property.
- Set up GIRO before the bill arrives to spread the cost.
