12 Answers

askguru expert
Hi there, thanks for writing to us on AskGuru.

IRAS will take into consideration the date of execution of the acceptance to the option to purchase or the date of Sale & Purchase Agreement. For more information, please refer to IRAS's link here: https://www.iras.gov.sg/IRASHome/Other-Taxes/Stamp-Duty-for-Property/Working-out-your-Stamp-Duty/Buying-or-Acquiring-Property/What-is-the-Duty-that-I-Need-to-Pay-as-a-Buyer-or-Transferee-of-Residential-Property/Additional-Buyer-s-Stamp-Duty--ABSD-/

You can find the terms for the Letter of Undertaking here under clause 28.5 (a): https://www.hdb.gov.sg/cs/infoweb/-/media/doc/Doc/termsandconditionsofsaleandpurchaseofanhdbresaleflat.pdf

Hope this answers your question.

Best Regards,

Team PropertyGuru Read More


Ivan Ng
Good morming,

If you would like to do the purchase first, unfortunately ABSD has to be paid first at point of exercising the OTP or S&P of the condo. You can then apply for the ABSD refund once the hdb is sold later, assuming both properties are owned jointly as the matrimonial property and you fulfill the ABSD refund eligibility conditions. It is not possible to do a waiver by signing any letter of undertaking.

Alternatively we can also plan the timeline in such a way that the transition is smooth. We can negotiate for an extension from the buyer buying your HDB so that you have time to reno the next property (if buying completed). IRAS looks at your property count at the point of exercising the OTP of the next property, so long the hdb is sold by then, ABSD will not be applicable.

If its for new launch, most likely we have to look at selling first and to move to an interim place if you prefer to avoid the ABSD outlay upfront.

I have worked on various type of scenarios and would be happy to share the best approach tailored to your plans. May I have more info and requirements about your plans so to make better recommendations? Thanks and look forward to value-add to your housing plans.

Warm Regards,

Ivan Ng Realtor
ERA Senior Marketing Director
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We would like to thank you for ensuring a smooth and well-explained process throughout the whole selling and buying of our property. We got to know you thru Property Guru, where we are scouting for condo around West area. We remember that we are quite tight in our budget in purchasing the condo unit,but you are still very willingly explaining and calculating our financial liabilities. Read More


Geryl Lim
Dear sir/madam,

Ivan has given the correct answer. ABSD has to be paid first and if there is any eligibility to claim for remission, the refund will be done later upon the sale of the existing property, therefore in the event of funds concern for the ABSD, it is advisable to dispose the current property first before committing to a purchase. Also, if you are considering a new launch project, do take note that the authorities have introduced recently a regulation that does not allow developer to re-issue the option to purchase, therefore it is important to plan well on your next move.

I have been in the real estate business since 2009, with more than 10years of experience serving the Singapore real estate market.

I am very active in the residential segment of Singapore real estate market, having transacted hundreds of deals from HDBs to private condominiums and landed properties in Singapore, and have handled many unique cases in sales and purchases as well as rental deals.

Over the years, I have also established a network reaching out to more than 9,400 expatriates, bringing my market presence to both in and outside of Singapore. This has created an additional exposure when I manage my client's portfolios, on top of the conventional on and offline platforms, where other estate agents are relying on. This has allowed me to consistently convert leads into results.

With an evolving market, where change is the only constant, I have also been investing in upgrading of my knowledge and skills sets to improve myself and meet the demands of current and future market.

We are offering our clients a complimentary first consultation without obligations (Absolutely FREE!). Schedule for your FREE session today!

Warmest regards,
Geryl Lim
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Mark Ng S W
Hi Do contact me at 97970200 to discuss more on your options to avoid the ABSD.

Mark, your RIGHT choice
Propnex Read More


Aaron Chong
Hi, I would be most glad to assist you further and pls feel free to let me know if you need any assistance. Hope to hear from you soon and have a great week ahead. By the way, due to the weak market sentiment, it is advisable to sell off the current property first before you move on and purchase the next.

Aaron Chong
9730 8455
aaronchong2774@yahoo.com.sg Read More


Nick Tan
Dear Sir/Mdm,

Unfortunately, IRAS will require you to pay the ABSD first upon purchasing the condo and the stamp duties can be refunded back to you if you are able to sell the HDB within a 6 months period. They do not make exception on this ruling and therefore it wont help even if you undertake to sell within 6 months.

If you are buying a resale condo, it is possible to time the sale and purchase back to back such that you will not need to pay any ABSD and you can also minimise your cash outlay. However, for new launch, as the completion date is some time away, you will definitely need to find an interim housing solution.

Besides the timeline, you may also want to plan for the finances such that you can minimise your cash outlay and reuse the sales proceeds and CPF that is currently tied to the HDB flat. I have assists many of my clients to upgrade from HDB to condo seamlessly without the need to pay ABSD. Please feel free to contact me so that I can understand your situation better and provide you with further assistance.

Nick Tan
(M) +65 9644 4854
B.Eng(Chemical)(Hons)(NUS) / Cert-in-REA
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I write to commend Nick Tan (R040814C). When my husband and I first met Nick, we were impressed by his drive, commitment, business acumen and strategical thinking, and decided to engage him. We were not disappointed. Nick sourced for prospective quality buyers in a targeted methodical fashion and was effective in connecting us with serious buyers, notwithstanding the fact that the search primarily took place over Dec – Feb (a traditional lull period). Throughout the transaction, he also gave us helpful advice in various aspects; the advice reflected his personal experience and expertise and was not simply regurgitated from public sources without any value-add. Further, Nick went beyond the call of duty of a competent professional. He had a sense of humanity in the way he interacted with myself and the other parties to the transaction such as my parents. As an example, my newborn daughter was warded into A&E on the completion date of the transaction; the care and concern that Nick showed went beyond the scope of work of an estate agent. I commend Nick for his capabilities and character, and would certainly wish to engage him for future property transactions.
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“We are very grateful to Nick for his extensive marketing efforts. With his comprehensive marketing plan, he helped us to achieve a record selling price within 2 weeks of listing our property for sale! We highly recommend his service to anyone who is keen to sell their properties.”
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“Nick has conducted himself ethically and professionally when handling the sales of our property. Thanks to his patience and perseverance, we managed to secure a sales price beyond our expectations. We are very happy and satisfied with his services and will definitely recommend him to our friends and family in the future.”
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“Nick provides a delightful customer experience from Read More


Alan Sng

Unfortunately, you have to pay the ABSD first once you exercise the OTP and to get the refund if you sell the existing HDB within 6 months, provided you met the criteria for remission.

If you purchase resale condo, then timeline will be very important thus it will be good if you can engage an agent to assist you.

What matters to me is not just the timeline of the completion of the sale and purchase but also include renovation if required on the resale condo.

Feel free to contact me at 92707548 to discuss further.


Alan Sng
ERA Read More


Joanne Chia 谢诗琳
Good day sir / madam .

You have to sell your hdb BEFORE buying the private property to avoid the upfront ABSD , although it can be claim back if certain conditions are fullfilled.

Kindly contact me joanne chia at Hp 8333 3327 for a no obligations chat for your property needs.

My charges are 1% commission for exclusive selling rights to your property or 2% for open listing.


joanne chia
Hp 8333 3327 Read More


Silvia Yang
Hi Sir/Madam

I will be glad to assist
I won't be able to contact you first as I do not have your contact, appreciate if you can contact me at (65) 96608508 or Silviayang8@gmail.com with details of your unit
or click here https://bit.ly/WaSilvia to whatsapp me for no obligation discussion
Thank you.

Warmest regards,

Silvia Yang

Senior Marketing Director
ERA Realty Network Pte Ltd
Mobile: (65) 9660 8508
Email: Silviayang8@gmail.com Read More


Robbie Chen Chee Howe

Should you purchase a private residential property before you sell off your current HDB, you will be liable for the ABSD. ABSD is to be paid latest 14 days upon exercising of OTP for your purchase. There is no waiver allowed on ABSD for second property purchase.

You could however get ABSD refund should you meet these 2 conditions:
1) purchase the private property as your matrimonial home
2) sell off the HDB flat within 6 months upon the purchase of (resale condo) or TOP (for new launch)

To avoid ABSD entirely, you will need to sell your HDB first, before exercising the OTP for your private condo purchase. Depending on the property you're purchasing, the Timeline could be planned property for you to avoid paying the ABSD.

I am experienced and well-versed in both HDB and private transactions. I will be able to assist you in your property plans.

Should you need require further assistance in matters relating to property, please contact me at my mobile 9748 6305. I will be happy to assess and share with you the possibilities for you in the current market.

Thank you.

Best regards,
Robbie Chen
9748 6305
PropNex Realty Read More


Taufik Hussein

Unfortunately, you have to pay ABSD before applying for a refund if you managed to sell off your HDB within the 6 months timeframe. You may consider timing your HDB sales and private property purchase together. I have experience assisting HDB upgraders like yourself for a smooth transition. Do contact me at 93375051 for a free and non obligatory discussions on this.

Taufik Hussein
ERA Realty Network Pte Ltd Read More


Lyna Song

If you have not dispose off your current HDB before purchasing your next property, you will be subjected to the ABSD upfront. But you can claim for refund when you sell your HDB within 6mths from the TOP date/ completion date of your resale unit, provided its matrimonial home and at least one is Sporean. The only exception whereby you dont need to pay the ABSD is when you buy an EC direct frm developer , even though you are currently holding on to your HDB. Pls feel free to contact me for further discussion as I’m unable to contact you via here.. Thanks..

Lyna Song
9623 8442
Associate Group Director
Propnex Realty Pte Ltd
Https://r025113i.propnex.net Read More