🏠 Property · Stamp Duties · Sub-Silo 1 · Tool #7

Property Tax Owner-Occupied Calculator Singapore 2026
Progressive AV Rate Table — Band Breakdown, Effective Rate & NOO Comparison

Calculate annual property tax for your Singapore owner-occupied home using the 2024 progressive rate table (0%–36% across 8 Annual Value bands) that applies through 2026. Enter your Annual Value (AV) to get the full band-by-band tax breakdown, effective tax rate, monthly equivalent payment, and comparison against the non-owner-occupied rate for the same AV. Includes quick-select AV pills for HDB flats and condominiums, plus an AV reference guide for typical Singapore property types.

✓ 8-Tier Progressive AV Rate Table ✓ Full Band-by-Band Breakdown ✓ Effective Tax Rate Shown ✓ OO vs NOO Comparison ✓ HDB to GCB AV Reference
First S$8,000 AV0% Tax
S$8K–S$30K AV4%
S$55K–S$70K AV14%
Above S$100K AV36% (Top Rate)
Pay By31 January
🏠 Property Tax Inputs
Annual Value (AV)
S$ / year

The Annual Value (AV) is IRAS’s estimate of the gross annual rent your property could fetch if rented out on the open market — not your actual rent or your purchase price. Your AV is shown on your IRAS property tax bill or via the IRAS myTax Portal (Singpass login). AV is reviewed annually and adjusted based on prevailing rental market conditions. A higher AV means higher property tax; a lower AV means lower tax. If you believe your AV is too high, you can appeal to IRAS.

S$9K HDB 3-Rm S$13K HDB 4-Rm S$18K HDB 5-Rm S$25K Small Condo S$42K Mid Condo S$65K Terrace S$100K Semi-D S$180K GCB
🏠 Property Tax Calculation
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Enter your property’s Annual Value (AV) or tap a quick-select pill to see the full progressive tax calculation with band-by-band breakdown, effective rate, monthly equivalent, and OO vs NOO comparison. AV is on your IRAS property tax bill or myTax Portal.

Tax amount per AV band (green = low rate, red = high rate)

Singapore Property Tax Owner-Occupied Rates 2026 — Progressive 8-Tier AV System Explained

Singapore property tax is an annual wealth tax on property ownership — not a tax on income or profits. It is assessed on the Annual Value (AV) of the property: IRAS’s estimate of what the property would fetch in annual gross rent on the open market. For owner-occupied residential properties (homes where the owner lives), Singapore applies a progressive rate structure with 8 tiers from 0% (first S$8,000 AV) to 36% (above S$100,000 AV). These rates were increased significantly from 2023 to 2024 as part of Singapore’s wealth redistribution policy — the 2024 rates applying through 2026 represent the highest owner-occupied property tax rates Singapore has charged. The owner-occupied (OO) rates are significantly lower than non-owner-occupied (NOO) rates at every tier, reflecting the government’s policy to subsidise primary residence taxation while imposing heavier taxes on investment property.

Owner-Occupied Property Tax Rate Table 2026 (Effective from 1 January 2024)

Annual Value (AV) BandTax RateTax on This BandCumulative Tax
First S$8,0000%S$0S$0
Next S$22,000 (S$8,001–S$30,000)4%S$880S$880
Next S$10,000 (S$30,001–S$40,000)6%S$600S$1,480
Next S$15,000 (S$40,001–S$55,000)10%S$1,500S$2,980
Next S$15,000 (S$55,001–S$70,000)14%S$2,100S$5,080
Next S$15,000 (S$70,001–S$85,000)20%S$3,000S$8,080
Next S$15,000 (S$85,001–S$100,000)26%S$3,900S$11,980
Above S$100,00036%36% on excessS$11,980 + 36% on excess

How This Owner-Occupied Property Tax Calculator Works — AV Input, Progressive Bands & NOO Comparison

Step 1 — Find Your Annual Value (AV)

Your AV is printed on your IRAS property tax bill (issued in November each year, payable by 31 January). You can also check it anytime via the IRAS myTax Portal (mytax.iras.gov.sg) with your Singpass. If you do not know your AV, use the quick-select pills in the calculator for typical AV ranges by property type — HDB flats from S$9,000 to S$18,000, condominiums from S$20,000 to S$80,000+, and landed from S$40,000 upwards.

Step 2 — See the Progressive Band Breakdown

The calculator applies each of the 8 AV bands in sequence. Tax is calculated tier by tier — the first S$8,000 of AV is always tax-free; the next S$22,000 (S$8,001–S$30,000) is taxed at 4%; and so on up to 36% on AV above S$100,000. The band breakdown table in the results panel shows exactly which bands your AV falls into and the tax at each tier — the same calculation method IRAS uses.

Step 3 — Compare Owner-Occupied vs Non-Owner-Occupied

The results show your OO property tax alongside what the same property would pay at non-owner-occupied (NOO) rates — the rates applicable if you rent out your property or leave it vacant. The annual saving of living in your property vs renting it out (for tax purposes) is shown directly — this is the implicit subsidy the Singapore government gives owner-occupiers, and can amount to thousands of dollars per year.

3 Real Singapore Property Tax Examples — HDB 4-Room, Mid-Range Condo & Landed Terrace

HDB 4-Room, AV S$13,000

Annual ValueS$13,000
First S$8,000 at 0%S$0
Next S$5,000 at 4%S$200
Annual OO taxS$200
Monthly equivalentS$16.67/mo
Effective rate1.5%

Condo, AV S$40,000

Annual ValueS$40,000
First S$8K at 0%S$0
Next S$22K at 4%S$880
Next S$10K at 6%S$600
Annual OO taxS$1,480
Effective rate3.7%

Landed Terrace, AV S$65,000

Annual ValueS$65,000
Bands 1–4 totalS$2,980
Next S$10K at 14%S$1,400
Annual OO taxS$4,380
NOO tax same AVS$8,400
OO saving vs NOO+S$4,020/yr

Typical Annual Values (AV) by Property Type in Singapore 2026

Property TypeTypical AV RangeApprox. OO Annual TaxMonthly Equivalent
HDB 2-room / 3-room flatS$6,000 – S$10,000S$0 – S$80S$0 – S$6.67
HDB 4-room flatS$10,000 – S$15,000S$80 – S$280S$7 – S$23
HDB 5-room / ExecutiveS$14,000 – S$20,000S$240 – S$480S$20 – S$40
Small condo (500–700 sqft)S$15,000 – S$28,000S$280 – S$800S$23 – S$67
Mid-range condo (800–1,100 sqft)S$25,000 – S$55,000S$680 – S$2,980S$57 – S$248
Large condo / penthouseS$50,000 – S$120,000S$2,680 – S$15,180S$223 – S$1,265
Landed terrace houseS$35,000 – S$80,000S$1,280 – S$7,480S$107 – S$623
Semi-detached / detachedS$70,000 – S$150,000S$5,080 – S$26,980S$423 – S$2,248
Good Class Bungalow (GCB)S$120,000 – S$500,000+S$18,780 – S$154,780+S$1,565+

3 Expert Property Tax Tips — AV Appeal Process, Instalment Plans & OO Status Confirmation

1

How to Appeal Your Annual Value If It Seems Too High

If you believe your property’s AV is overstated — particularly if market rents in your area have fallen since IRAS last reviewed your AV — you can file an objection to your AV with IRAS. The process: (1) Log in to IRAS myTax Portal (mytax.iras.gov.sg) with Singpass; (2) Go to Property → Annual Value → Object to Annual Value; (3) Provide evidence of comparable rental transactions: recent lease agreements for comparable units in your block or development, HDB rental transaction data, or URA rental index data. IRAS will review the evidence and may revise the AV downward — reducing your future property tax bills. You can also object if you are granted owner-occupier tax status but see a discrepancy. Important: you must pay the assessed property tax by 31 January even if you have filed an objection — if your objection is successful, you receive a refund for the difference.

2

GIRO Instalment Plan: Spread Your Annual Property Tax Over 12 Months

Singapore property tax is billed annually (assessed in November, payable by 31 January) but can be paid via a GIRO instalment plan spread over 12 monthly deductions at no additional cost. To set up GIRO: log in to IRAS myTax Portal → Property Tax → Payment → GIRO Application, or apply via your internet banking. Once approved, your annual property tax is automatically divided into 12 equal monthly deductions from January to December. This is the most common payment method for Singapore homeowners and is particularly useful for landed property and premium condo owners whose annual property tax can run to S$5,000–S$20,000+. Without GIRO, the full annual amount is due as a lump sum by 31 January — a significant cash flow requirement.

3

Confirming Owner-Occupier (OO) Tax Status: Not Automatic for All Properties

The significantly lower owner-occupied property tax rates do not apply automatically to every property you own. To qualify, you must be: (1) a Singapore Citizen, PR, or foreigner who is the owner of the property; (2) residing in the property as your primary residence; and (3) have declared the property as your principal residence with IRAS. When you purchase and move into a property, you should log in to IRAS myTax Portal and update your occupancy status to “Owner-Occupied”. IRAS will adjust your property tax to the lower OO rate from the date you notify them. If you move out (e.g., to rent the property out), you must inform IRAS that the property is no longer owner-occupied — the higher NOO rates then apply. SC/PR owners who own multiple properties: only ONE property can be designated as owner-occupied at any time. Choose wisely — typically designate the higher-AV property as OO to maximise the tax saving (since the OO saving is proportionally larger at higher AV levels).

16 FAQs — Owner-Occupied Property Tax Singapore 2026, Annual Value, AV Appeals & Payment

What is owner-occupied property tax in Singapore?+
Owner-occupied property tax is the annual property tax applicable to Singapore residential properties where the owner is also living in the property as their primary residence. It uses a progressive rate structure based on the property’s Annual Value (AV), starting at 0% for the first S$8,000 of AV and rising to 36% for AV above S$100,000. These rates are significantly lower than non-owner-occupied (NOO) rates, reflecting the government’s policy of providing a subsidy for homeowners living in their own property. Property tax is a wealth tax on property ownership — it is not related to the property’s purchase price, rental income you actually receive, or any capital gain. It is assessed and billed annually by IRAS.
What is Annual Value (AV) and how is it determined?+
Annual Value (AV) is IRAS’s estimate of the gross annual rent a property could command if rented out on the open market, unfurnished — excluding rent for furniture, fittings, and service charges. It is set by IRAS based on comparable rental transactions in the area. Key points: (1) AV is not based on your actual rent (if you are renting out) or your mortgage repayment; (2) AV is reviewed periodically — typically annually or when there are significant changes in market rents; (3) Higher-value properties in prime areas tend to have higher AVs reflecting higher rental demand; (4) Your AV is printed on your annual IRAS property tax bill and is accessible via IRAS myTax Portal. AV is specific to your property — two identical-looking units in the same block can have different AVs based on floor, facing, renovation history, and comparable transactions.
What are the 2026 owner-occupied property tax rates?+
The 2026 owner-occupied property tax rates (effective from 1 January 2024, unchanged through 2026): First S$8,000 AV: 0%. Next S$22,000 (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: 36%. These represent a significant increase from the 2022 rates (which topped out at 16%) following the 2022 Budget announcement of phased property tax increases as a wealth redistribution measure.
What is the property tax on a typical HDB flat in 2026?+
For typical HDB flat Annual Values (AV) in Singapore 2026: HDB 2-room or 3-room flat (AV S$6,000–S$10,000): property tax = S$0 to S$80 per year (partly or fully within the 0% first-S$8,000 band). HDB 4-room flat (AV S$10,000–S$15,000): approximately S$80 to S$280 per year. HDB 5-room or Executive flat (AV S$14,000–S$20,000): approximately S$240 to S$480 per year. Most HDB owner-occupiers pay a very modest property tax of S$0–S$500 per year, as their AVs are well within the lower progressive bands. This is intentional government policy — owner-occupied HDB flats are effectively almost exempt from property tax due to the S$8,000 zero-rate threshold and the 4% second-tier rate. The property tax becomes more significant for private property owners with higher AVs.
How do I check my property’s Annual Value (AV)?+
You can check your property’s AV via three methods: (1) IRAS myTax Portal — log in at mytax.iras.gov.sg with your Singpass, navigate to Property → Overview. Your AV and property tax assessment are displayed. This is the most accurate and up-to-date source; (2) Annual property tax bill — IRAS issues a property tax bill each year (typically in November) which clearly states the AV and tax assessed for the coming year. The bill is delivered by post (if IRAS has your address) or via myTax Portal as an e-Bill if you have opted for paperless billing; (3) Property Tax Calculator on IRAS website — IRAS publishes an AV lookup tool at iras.gov.sg where you can search for any Singapore property’s AV by address or property code.
When is property tax due and what are the payment options?+
Singapore property tax is due annually on 31 January of each year, based on the assessment issued in November of the prior year. Payment options: (1) GIRO instalment plan — most popular; annual tax divided into 12 equal monthly deductions from January to December at no extra cost. Apply via myTax Portal or your bank’s internet banking; (2) Online payment — PayNow (via myTax Portal or QR code on the tax bill), internet banking bill payment, AXS stations, SAM machines; (3) NETS at AXS stations or post offices; (4) Cheque (payable to IRAS). Late payment attracts a 5% penalty on the outstanding amount. If there is difficulty paying, contact IRAS early to discuss a payment arrangement — IRAS does consider hardship cases, particularly for elderly owner-occupiers.
Can foreigners get owner-occupied property tax rates in Singapore?+
Yes. Owner-occupied property tax rates are available to all property owners who live in the property as their principal residence, regardless of nationality — Singapore Citizens, PRs, and foreigners who legally own Singapore property (typically condominiums or landed property with specific approval). A foreigner who buys a Singapore condominium and lives in it as their primary home qualifies for owner-occupied property tax rates. Note that foreigners still pay 60% ABSD on purchase — the owner-occupied property tax concession does not compensate for ABSD. The OO status must be declared to IRAS by notifying them via myTax Portal that you are residing in the property. If the foreigner subsequently leaves Singapore and rents the property out, they must update IRAS and the NOO rates will apply from that date.
If I own two properties, which one gets owner-occupied rates?+
If you own two or more Singapore residential properties: only one can be designated as owner-occupied at any time — the one you actually reside in as your primary home. The other property or properties are assessed at the higher non-owner-occupied (NOO) rate. If you own two properties and reside in Property A (lower AV), Property A gets OO rates and Property B (higher AV) gets NOO rates. Strategically: some owners ask whether they should “designate” their higher-AV property as OO to get more tax savings. However, you cannot designate — you can only receive OO rates on the property you actually live in. If you move from Property A to Property B, you must inform IRAS of your change of residence, and the OO/NOO designations will switch accordingly.
How does Singapore property tax compare to other countries?+
Singapore’s owner-occupied property tax rates compare broadly as follows: (1) Singapore: effective OO rate 0%–36% progressive on AV; typical HDB owner pays S$0–S$500/year, typical condo owner S$500–S$5,000/year; (2) USA: property taxes are levied by state/county, typically 0.5%–2.5% of assessed property value; on a S$1.5M property this would be S$7,500–S$37,500/year — much higher than Singapore at most AV levels; (3) UK: Council Tax bands (£1,000–£5,000+/year for equivalent properties); (4) Australia: Land tax varies by state; primary residence is often exempt. Singapore’s property tax regime is generally low by global standards for primary residences, though the 2024 rate increases narrowed the gap for high-value properties.
Does property tax apply to HDB flats bought directly from HDB (BTO)?+
Yes. All HDB flat owners — whether BTO (bought directly from HDB) or resale — pay annual property tax assessed on the flat’s AV. HDB BTO flat buyers receive an AV assessment from IRAS after they collect keys. For most BTO flats, the AV is set at the prevailing market rental rate for that flat type and location — typically S$7,000–S$18,000 for most locations, resulting in very low annual property tax (S$0–S$400). HDB does not collect property tax — IRAS bills and collects it directly. The owner-occupied status is typically auto-applied for BTO first-time owners who declare residence, but it is good practice to verify on myTax Portal after key collection.
What happens if I partially rent out my owner-occupied home?+
If you rent out part of your owner-occupied home (e.g., one or two rooms of your HDB flat or condo while still living there yourself): the property tax situation depends on whether IRAS classifies the partial rental as changing your OO status. For HDB whole-unit subletting: OO status is forfeited and NOO rates apply for the duration of subletting. For HDB room rental (renting individual rooms while continuing to live in the flat): the property typically retains its OO status because the owner is still a resident. For private property: partial rental of rooms while the owner lives there generally does not change OO status. Confirm with IRAS in any partial rental situation, as the assessment depends on whether you are considered to be residing in the property as your primary residence.
What is the property tax relief for senior citizens or low-income owners?+
Singapore provides several property tax reliefs: (1) Owner-Occupier Tax Rates: the standard OO rates described in this tool are themselves a major subsidy vs NOO rates — this is the primary relief available to all owner-occupiers; (2) ComCare or Medifund recipients: IRAS may grant full property tax waivers to qualifying low-income owner-occupiers under specific ministerial discretion schemes; (3) Elderly seniors: no automatic property tax exemption, but IRAS offers payment deferral or instalment arrangements. Note that periodic government Budget measures sometimes include rebates (e.g., one-off property tax rebates for HDB flat owners during COVID); check the current year’s Singapore Budget announcements for any applicable rebate for 2026 at mof.gov.sg.
How has Singapore property tax changed from 2022 to 2026?+
Singapore significantly increased property tax rates in two phases announced in Budget 2022: (1) From 1 January 2023: OO rates increased, especially for higher AV properties; (2) From 1 January 2024: further increases, with the top OO rate reaching 36% (previously 16% in 2022). The stated rationale: wealth redistribution and keeping property ownership costs aligned with Singapore’s broader social compact. Impact: for most HDB flat owners (AV under S$20,000), the increase was modest — often S$0–S$100 per year more. For premium condo and landed property owners (AV S$70,000+), the annual property tax increase was more substantial — ranging from S$2,000 to S$10,000+ more per year compared to 2022 rates. The 2024 rates are expected to remain in force through 2026 barring Budget announcement changes.
Can I claim property tax as a deduction for income tax?+
For owner-occupied properties: property tax paid is not deductible against income tax. Since you are not earning rental income from the property (you live in it), there is no rental income to offset. For non-owner-occupied investment properties: property tax paid is a deductible expense against the rental income for Singapore income tax purposes. Rental income from Singapore properties is taxable as ordinary income, and allowable deductions include property tax paid, agent commission, advertising costs, mortgage interest (for non-refinancing), maintenance costs, and depreciation of furniture and fittings. This is an important consideration for property investors — the higher NOO property tax, while a bigger tax bill, also generates a larger income tax deduction against rental income.
What is the AV of a recently renovated property vs an un-renovated unit?+
AV is assessed based on the unfurnished gross annual rent — renovation quality and fit-out are generally excluded from AV assessment. Two otherwise identical units in the same development — one renovated to a high standard, one in original condition — should theoretically have the same or very similar AV, since AV is based on the property’s fundamental attributes (location, floor, size, facing, amenities) rather than the owner’s renovation investment. In practice, however, if renovated units in a development command significantly higher actual rents, this could influence IRAS’s AV assessment for the whole development over time through the comparative analysis process. Owners who believe their AV has been inflated by comparables from recently renovated premium units can cite unfurnished comparable transactions in their AV objection.
Is there property tax on car park lots and storage units?+
In Singapore, strata car park lots attached to a condominium or private residential property may be assessed for property tax as separate strata lots with their own AV, or may be included in the main property’s AV assessment. If a car park lot is sold/owned separately from the residential unit (e.g., a strata-titled car park lot in a development), it may attract its own property tax bill. For non-strata car park lots (common area car parks allocated to residents), the property tax is typically included in the development’s management corporation (MCST) common area assessment. Storage units (strata-titled) similarly may have their own small AV and property tax assessment. Check your IRAS property tax bill to confirm whether your car park lot or storage unit is separately assessed or bundled with your residential unit’s AV.

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Legal Disclaimer & Editorial Transparency. Owner-occupied property tax rates effective from 1 January 2024 (in force through 2026): First S$8,000 AV: 0%; Next S$22,000: 4%; Next S$10,000: 6%; Next S$15,000: 10%; Next S$15,000: 14%; Next S$15,000: 20%; Next S$15,000: 26%; Above S$100,000: 36%. Annual Value (AV) is set by IRAS based on estimated market rental value — not purchase price or actual rent. Owner-occupied status requires the owner to be residing in the property as their primary residence — maximum one property per owner. Annual property tax is payable by 31 January. AV objections can be filed via IRAS myTax Portal. Typical AV ranges shown are indicative — individual property AVs set by IRAS may differ. Verify your property’s AV and tax at iras.gov.sg/property-tax. Not legal or tax advice. Operated by MAFHH INTERNATIONAL LTD.