Note: As announced in the 2024 Budget, Singapore’s property tax structure for owner-occupied homes will be revised with new Annual Value (AV) bands taking effect from January 2025. Along with the 2025 property tax rebate, all owner-occupied HDB flats and over 90% of private residential properties are expected to see lower property tax in 2025.
Property tax, often referred to as a wealth tax, applies to all property owners, though the exact amount differs each year based on changes in property values and tax rates.
This includes HDB property tax, which is calculated differently from property taxes for private properties. If you’re unsure how your property tax is determined, this 2025 guide explains the latest updates, current tax rates, and how to use the property tax calculator for both HDB flats and private properties.
Property Tax Singapore
Property tax in Singapore is a key annual contribution for all property owners, forming part of the country’s wealth tax framework. It applies to both residential and non-residential properties, regardless of whether they are occupied, rented, or vacant.
The tax amount is determined based on the property’s Annual Value (AV) and the tax rate category it falls under. Understanding how property taxes work, including the applicable rates and penalties for late payment, helps ensure compliance and avoid unnecessary charges.
What is property tax?
Property tax is a yearly charge imposed on individuals or entities that own property in Singapore. It applies regardless of whether the property is rented out, occupied, or left vacant. The amount payable depends on the property’s Annual Value (AV) and the tax rates set by the government.
What is the property tax rate?
The property tax rate is progressive, varying depending on the type of property. Residential properties are divided into two primary categories: owner-occupied and non-owner-occupied. Non-residential properties, including commercial and industrial units, are taxed at a flat rate.
What are the late payment charges for property tax?
If the property tax is not paid by the due date, a 5% penalty will be imposed on the unpaid amount. Continued non-payment may lead to additional fines or legal action, so it’s best to make timely payments or opt for instalments if needed.
Property Tax Singapore Calculator
The Inland Revenue Authority of Singapore (IRAS) determines your payable property tax based on your property’s AV and the corresponding tax rates.
The Annual Value represents the estimated yearly rent your property could earn if it were rented out. It excludes the cost of furniture, maintenance, and other service charges.
AV is reviewed regularly and can change depending on market rental trends in your area. You can check your property’s current AV using the IRAS MyTax Portal. For property buyers, the current and historical AV data (up to the past five years) can also be purchased for a nominal fee to better understand the tax implications before buying.
How to calculate property tax Singapore:
Property tax is calculated using this formula:
Annual Value (AV) × Property Tax Rate = Property Tax Payable
Example:
If your home’s AV is $40,000 and your average tax rate is 8%, your payable tax will be $3,200.
If the formula appears complex, consider using a property tax Singapore calculator to obtain an accurate estimate of your payable amount.
One-off Property Tax Rebate for Owner-Occupied Residential Properties in 2025
To cushion the impact of property tax changes and rising living costs, a one-time property tax rebate will be given in 2025 to all owner-occupied residential properties.
- HDB flats (owner-occupied): 20% rebate
- Private residential properties (owner-occupied): 15% rebate, capped at $1,000
This rebate will be automatically applied to eligible property tax bills, reducing the total amount payable for the year.
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Here is a table showing the average property tax payable in 2025 for owner-occupied HDB flats by flat type, after the 20% one-off property tax rebate and new Annual Value bands take effect:
| HDB Flat Type | Average Property Tax Payable in 2025 (After Rebate) |
| One-room/two-room | $0 per month (no tax payable) |
| Three-room | $1.90 per month |
| Four-room | $11.95 per month |
| Five-room | $15.40 per month |
| Executive | $17.15 per month |
In addition, homeowners aged 65 and above who face cash flow challenges can opt for a 24-month interest-free instalment plan to make their property tax payments more manageable.
The combination of the new AV bands and the 2025 rebate ensures that all owner-occupied HDB flats and over 90% of owner-occupied private residential properties will pay less tax compared to 2024.
Property Tax for Owner-Occupied Residential Properties: 2024 vs 2025
The property tax structure for owner-occupied homes has been progressively adjusted over the past few years.
Here is a comparison table of Property Tax for Owner-Occupied Residential Properties in Singapore between 2024 and 2025, highlighting key changes including the one-off rebate and revised Annual Value (AV) bands and tax rates:
Annual Value (AV) tax-free band
$0 – $8,000 (0%)
$0 – $12,000 (0%)
Next AV band tax rate
4% on $8,001 – $30,000
4% on $12,001 – $40,000
Progressive tax bands
Multiple progressive bands up to 32%
Increased AV bands with marginal rates, max 32%
One- and two-room HDB flats tax treatment
No tax payable (within 0-$8,000 AV band)
No tax payable (within 0-$12,000 AV band)
One-off property tax rebate
Not applicable
20% rebate for owner-occupied HDB flats
Average property tax payable (3-room)
$4.10 per month (after any rebate)
$1.90 per month (after 20% rebate and AV change)
Average property tax payable (4-room)
$12.80 per month
$11.95 per month
Average property tax payable (5-room)
$17.90 per month
$15.40 per month
Average property tax payable (Executive)
$22.30 per month
$17.15 per month
Private residential properties rebate
None
15% rebate capped at $1,000
- The key change in 2025 is the increase in the tax-free AV band from $8,000 to $12,000, benefiting small flats (one- and two-room) with continued zero tax.
- The introduction of a one-off 20% property tax rebate for owner-occupied HDB flats significantly reduces property tax payable in 2025.
- The average tax payable decreases across all flat types due to the rebate and AV band revisions.
- Private residential properties also receive a 15% property tax rebate, capped at $1,000.
This change helps homeowners mitigate cost-of-living pressures by lowering their tax bills in 2025 compared to 2024.
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Property Tax for Non-Owner-Occupied Residential Properties: 2024 vs 2025
For non-owner-occupied residential properties, such as investment units, rental homes, or vacant properties, higher tax rates apply. These rates are designed to encourage property occupation rather than speculation.
This table summarises the key tax rate structure for non-owner-occupied residential properties in both years. Here is a comparison table of property tax rates for non-owner-occupied residential properties in Singapore for the years 2024 and 2025:
Tax rate on first $30,000 AV
12%
12%
Tax rate on next $15,000 AV
20%
20%
Tax rate on next $15,000 AV
28%
28%
Tax rate on AV above $60,000
36%
36%
One-off property tax rebate
None
15% rebate capped at $1,000 (applies to owner-occupied private properties)
Applicability
Applies to non-owner occupied residential properties (investment/rental)
Same (excludes owner-occupied properties)
- There is no change to the progressive tax rates for non-owner-occupied residential properties between 2024 and 2025.
- A 15% rebate, capped at $1,000, applies in 2025 only to owner-occupied private residential properties and is not typically applicable to non-owner-occupied ones.
- Non-owner occupied properties are taxed at higher rates reflecting their investment/rental use in both years.
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How to Check for Outstanding IRAS Property Tax
Keeping track of your property tax payments is essential to avoid penalties and late fees. The Inland Revenue Authority of Singapore (IRAS) provides an easy way to check any outstanding property tax for your property. By reviewing your account regularly, you can ensure timely payment and manage your finances effectively.
You can easily check if you have any outstanding property tax balance using these methods:
- Check Property Tax Balance Page:
Enter your property address and tax reference number (NRIC/FIN or property tax reference number). - MyTax Portal:
Log in using your Singpass to view all property tax information, including previous payments, outstanding balances, and due dates.
- Physical Bill or Notice:
Review your latest property tax statement or payment notice for details of the amount owed and the due date. - Customer Service Enquiry:
Contact IRAS directly if you require assistance with updating payment details or clarifying your tax bill.
How to Pay Property Tax in Singapore
Paying property tax in Singapore is straightforward, with multiple options available to suit your convenience. You can settle your annual property tax either online through IRAS e-services or offline at designated banks and post offices. Choosing the right payment method helps ensure timely payment, avoid penalties, and manage your property expenses efficiently each year.
Online Payment Options
- GIRO: Opt for one-time or 12-month instalment deductions.
- PayNow QR: Scan the QR code printed on your property tax bill to make an instant payment.
- Internet Banking: Log in to your bank account and transfer funds directly.
- AXS App or Online Portal: Use your property tax reference number for secure payment.
- Telegraphic Transfer: Available for those without a local bank account.
Offline Payment Options
- AXS Machines: Pay using your NETS card at any AXS kiosk.
- SingPost Branches: Make payments in person at post office counters.
Obligation to Update IRAS to Avoid Penalties
All property owners are required to notify IRAS of any changes that may impact their property tax liability. This includes changes in ownership, occupancy status, or rental arrangements.
Failing to update IRAS promptly can lead to penalties, fines, or legal action. Staying proactive ensures accurate tax assessment and avoids unnecessary complications in managing your property obligations.
You must update IRAS when any of the following occur:
- Sale or transfer of property ownership
- Demolition or redevelopment of property
- Commencement or cessation of rental activity
- Increase in rental rates or collection of a premium
- Change in property use or occupancy (e.g., converting to owner-occupied status)
- Change in property type (residential to commercial, or vice versa)
Timely updates help ensure your property tax assessment remains accurate and that you avoid unnecessary penalties. Regularly reviewing your property details and promptly notifying IRAS of any changes safeguards against overpayment or disputes. Staying informed about tax rates, deadlines, and payment methods also allows you to plan your finances better. By being proactive, you maintain compliance, reduce stress, and manage your property responsibilities efficiently.
Keeping all records organised makes it easier to track payments and verify assessments. Utilizing online IRAS services can save time and provide instant updates. Seeking clarification from IRAS when unsure prevents mistakes. Ultimately, staying vigilant ensures smooth property ownership and avoids unexpected financial burdens.
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