Singapore property

Singapore property tax 2026: what owners actually pay

By Teja Pagidimarri May 17, 2026 ~7 min read

Numbers updated… · sources

TL;DR

Singapore property tax is based on Annual Value (AV) - IRAS' estimate of what your property would rent for in a year. Owner-occupiers pay a progressive 0-32% schedule (most owner-occupied homes pay 0-6%). Non-owner-occupied (rented out, vacant) pays 12-36%. The bill arrives in December covering the next calendar year. GIRO splits payment into 12 monthly instalments. Appeals against AV must be filed within 30 days of revaluation notice.

What is Annual Value (AV)?

Annual Value is IRAS's estimate of gross rental income your property would earn in a year if rented out, excluding furniture and maintenance fees. It's NOT the same as actual rent received - even owner-occupiers have an AV.

How IRAS sets AV: by analysing rental transactions of comparable properties (size, age, location, type). AV is reviewed periodically (every 1-3 years for residential).

Typical AV ranges 2026: • 4-room HDB: S$15,000 - S$24,000/year • 5-room HDB: S$20,000 - S$30,000/year • Mass-market condo (1-bed): S$30,000 - S$45,000/year • Mass-market condo (3-bed): S$45,000 - S$70,000/year • Prime district condo: S$60,000+ • Landed (terrace): S$60,000 - S$120,000+

Where to find your AV: log in to IRAS via Singpass → "View Property Portfolio".

Owner-occupier rates: progressive 0-32%

If you live in the property as your home, you qualify for owner-occupier (OO) rates. The schedule (2026) is progressive on AV bands:

OO tax bands: • First S$8,000 of AV: 0% • Next S$22,000 (i.e. S$8,001-S$30,000): 4% • Next S$10,000 (S$30,001-S$40,000): 6% • Next S$15,000 (S$40,001-S$55,000): 10% • Next S$15,000 (S$55,001-S$70,000): 14% • Next S$15,000 (S$70,001-S$85,000): 20% • Next S$15,000 (S$85,001-S$100,000): 26% • Above S$100,000: 32%

Worked example: 4-room HDB with AV S$22,000: • First S$8,000: S$0 • Next S$14,000 at 4%: S$560 • Total: S$560/year (S$47/month)

Worked example: condo with AV S$50,000: • First S$8,000: S$0 • Next S$22,000 at 4%: S$880 • Next S$10,000 at 6%: S$600 • Next S$10,000 at 10%: S$1,000 • Total: S$2,480/year (S$207/month)

Non-owner-occupied rates: 12-36%

If you rent out the property, leave it vacant, or hold it as investment, the higher non-OO rates apply:

Non-OO tax bands (2026): • First S$30,000 of AV: 12% • Next S$15,000 (S$30,001-S$45,000): 20% • Next S$15,000 (S$45,001-S$60,000): 28% • Next S$15,000 (S$60,001-S$75,000): 32% • Next S$15,000 (S$75,001-S$90,000): 36% • Above S$90,000: 36%

Worked example: rented condo, AV S$50,000 (non-OO): • First S$30,000 at 12%: S$3,600 • Next S$15,000 at 20%: S$3,000 • Next S$5,000 at 28%: S$1,400 • Total: S$8,000/year (vs S$2,480 if owner-occupied)

Difference: S$5,520/year just from being a landlord vs OO. Significant for landlords - most factor it into rental yield calculation.

Vacant homes: still taxed at non-OO rates if not occupied. No vacancy relief except for short transitional periods (renovation, between tenants - need to apply).

Bill timing, GIRO, and payment options

Annual cycle: • December: IRAS issues property tax bill for the next calendar year • By 31 January: full payment due if not on GIRO • GIRO: 12-month instalments, automatic deduction starting January

How to pay: • GIRO (recommended) - sign up via mytax.iras.gov.sg, no extra charges • AXS / SAM kiosks • Internet banking via SingPost / DBS / OCBC / UOB • PayNow QR • Cheque (less common)

Late payment: 5% penalty after the due date, plus 1% per month additional thereafter. Compounds quickly.

Tip: GIRO is essentially free credit - you pay 1/12 each month with no interest, while the IRAS bill is calculated upfront. Cash-flow-wise it's a no-brainer.

Appealing your AV

You can challenge the AV if you believe it overstates rentable value:

Process: 1. Receive AV revaluation notice (typically every 1-3 years) 2. Within 30 days: file an objection via IRAS 3. Provide comparable rental data, photos of the property 4. IRAS reviews and either upholds, reduces, or further increases the AV

When to appeal: • Newly completed condo with significantly fewer amenities than the AV implies • Major renovation issues (e.g., flooded basement) reducing rentability • Comparable nearby units rent for materially less

Don't appeal if: your AV simply went up because the market went up. IRAS reflects market reality.

Renovation discount: if you're actively renovating and the property is uninhabitable, you can apply for vacancy refund - typically a partial refund of the OO rates for the months you were unable to occupy.

Run the math for your situation

Use our 🇸🇬 Singapore calculator to plug in your own numbers and see exactly what you owe / save.

Frequently asked questions

Quick answers people search for.

What is Singapore Annual Value?

IRAS's estimate of the gross rental income your property would earn in a year, used as the tax base. Owner-occupiers don't actually rent - the AV is just the calculation base.

How much property tax does an owner-occupier pay?

Progressive 0-32% on Annual Value. Most HDB owner-occupiers pay S$300-S$800/year. Condo owner-occupiers typically S$1,000-S$3,000/year. Bigger properties higher.

Property tax for landlords?

Non-owner-occupied rates 12-36%. A rented condo with AV S$50K pays roughly S$8,000/year - more than triple the OO rate.

When does the property tax bill arrive?

IRAS issues bills in December for the upcoming calendar year. Full payment due by 31 January, or GIRO splits into 12 monthly instalments.

Can I appeal my Annual Value?

Yes - within 30 days of an AV revaluation notice. Provide rental comparables and reasons. Appeals based on market changes alone usually fail.

Key takeaways

Use the calculators below with YOUR actual numbers - generic rules can be substantially off for individual situations.
Tax brackets, contribution limits, and rate tables update annually - bookmark and check back in February-April.
Cross-border situations have additional complexity (residency, treaties, foreign tax credits) - consult specialists.
Most planning decisions hinge on marginal tax rate, not effective rate.
For complex situations a fee-only fiduciary advisor or CA is usually worth the cost; for simple ones a robo-advisor suffices.
Bookmark this page - we update annually as authorities publish next year's tables.

By audience: what to focus on

Different reader types need different angles on this topic. Pick the one closest to your situation.

Salaried employees

Maximise tax-advantaged retirement contributions (EPF/401(k)/SIPP/RRSP). Check whether your country prefers the old vs new regime, employer-match thresholds, and salary-sacrifice options. Use the calculators below with your CTC / gross income.

Freelancers / self-employed

You bear higher self-employment tax + lose the employer match, but get access to higher contribution limits (Solo 401k, SEP-IRA, NPS Tier-I). Track business expenses meticulously. Quarterly estimated tax payments avoid underpayment penalty.

NRIs / expats

Tax residency rules (183-day, tie-breaker), double-taxation treaties, foreign tax credits all come into play. NRI restrictions on PPF (no new accounts) but expanded options on NPS. Cross-border income often needs specialist advice.

Retirees / pre-retirees

Sequence-of-returns risk in early retirement is the largest threat. Glide-path asset allocation, Roth-conversion analysis in low-income years, Required Minimum Distribution planning, and Medicare/healthcare gap funding (US) are the big items.

Quick reference: 10 specific scenarios

Scan the question list, expand only the rows that match your situation.

What is the most important thing to know about this topic?

The single most important takeaway is to use the calculators below with YOUR actual numbers rather than relying on rules of thumb. Personal finance is heavily sensitive to individual variables (tax bracket, time horizon, country, age, employment type, dependents). A blanket rule that works for one household can be substantially wrong for another.

Where can I find authoritative source data for this?

Always trace back to the official issuer: IRS revenue procedures for US tax brackets, CBDT notifications for India, HMRC bulletins for UK, CRA tax tables for Canada, ATO website for Australia. Avoid relying on secondary sources for the numbers that drive your tax filing.

How often do these numbers change?

Most tax brackets, contribution limits, and rate tables update annually in the budget cycle for that jurisdiction. Some (like the US Federal Reserve rates, RBI repo rate) change at policy meetings 4-8 times per year. Bookmark this page and check back in February-April for next-year updates.

Does this apply to non-resident / NRI / expat scenarios?

Cross-border situations have additional complexity (tax residency, treaty positions, foreign tax credits, FBAR/FATCA reporting). The general framework here applies but the specific numbers may differ. For multi-country income, consult a cross-border tax specialist before filing.

Can I use this for retirement / FIRE planning?

Yes. The math here feeds directly into retirement-corpus and FIRE calculators in the related-tools section. Most retirees model 25x annual spending as their target nest egg (the inverse of the 4% safe withdrawal rule) using these underlying tax and return assumptions.

How accurate are the calculators on this site?

Calculators use the latest published rate tables from each country's tax authority and update annually. For tax filing, ALWAYS verify with the official software or a qualified accountant. The calculators here are accurate for planning, salary negotiation, and retirement projection - not a substitute for filing software.

Are there country-specific versions of this content?

Yes. Use the country picker in the top nav to switch to India (₹), US ($), UK (£), Canada (CAD), Australia (AUD), Singapore (SGD), UAE (AED), or Germany (EUR) versions of the relevant calculators.

What's the difference between effective and marginal tax rate?

Marginal rate is the tax on your NEXT dollar of income (the top of your bracket). Effective rate is total tax divided by total income - usually much lower because progressive brackets tax earlier income at lower rates. Deductions save tax at your marginal rate, not effective. Most planning decisions hinge on marginal rate, not effective.

Is this information current?

Updated for FY 2025-26 (India), Tax Year 2025-26 (UK), Tax Year 2026 (US), Tax Year 2025 (Canada and Australia). The trust block at the top of this page shows the verified date and authority sources for the rate tables used.

Where can I get personalised advice?

For complex situations (multi-country income, equity comp, divorce, sudden inheritance, business sale), a fee-only fiduciary financial advisor or CA is worth the cost. For simple situations (single country, salary employee), the calculators here plus a robo-advisor at 0.25% AUM is usually enough.

Sources and methodology

Numbers on this page are sourced from official government / regulator websites and refreshed automatically every Sunday by our build pipeline. Hover any number with a dotted underline to see its source and as-of date.

Primary tax authority

Specific values cited

Reference	Value	Source	As of
`sg.hdb.ehg.max`	S$120,000	HDB	2026-01-01
`sg.hdb.proximity.cohabit`	S$30,000	HDB	2026-01-01

Methodology: each calculator linked from this post documents its formula. Live market data (FX, treasury yields, mortgage rates) is pulled from public APIs (exchangerate.host, FRED, BoE, ECB, BoC, CoinGecko, stooq).