🏠 Property · Stamp Duties · Sub-Silo 1 · Tool #8

Property Tax Non-Owner-Occupied Calculator Singapore 2026
Investment Property 4-Tier NOO Rate Table — Rental Yield Impact & OO Saving

Calculate annual property tax for Singapore investment, rental, or vacant properties using the 2024 non-owner-occupied (NOO) progressive rate table: 12% on the first S$30,000 AV, rising to 36% above S$60,000 AV. Enter your Annual Value (AV), property value, and monthly rent to see the full band breakdown, effective rate, tax as a percentage of rental income, gross vs net rental yield after property tax, and how much extra you pay vs if the property were owner-occupied.

✓ 4-Tier NOO Progressive Rate Table ✓ Full Band Breakdown ✓ Rental Yield After Tax ✓ Tax as % of Rent ✓ OO vs NOO Extra Tax
NOO Starts At12% (no 0% band)
S$30K–S$45K AV20%
S$45K–S$60K AV28%
Above S$60K AV36%
Tax Deductiblevs Rental Income
📈 Investment Property Inputs
Annual Value (AV)
S$ / year

Check your AV on your IRAS property tax bill or via the IRAS myTax Portal (mytax.iras.gov.sg) with Singpass. For an investment property, NOO rates apply automatically if you do not reside in the property. Non-owner-occupied status applies to: rental properties, vacant investment properties, properties left to family members not on title, or any property not declared as your primary residence.

S$18K HDB 5-Rm S$28K Small Condo S$42K Mid Condo S$65K Terrace S$90K Semi-D S$180K GCB
Optional — Rental Yield Analysis
S$

Enter the current market value of the investment property. Used to calculate gross and net rental yield. Leave blank if not needed.

S$ / month

Enter your actual or expected monthly rental income. The calculator shows property tax as a percentage of annual rent — a key metric for landlords. Property tax is a deductible expense against rental income for Singapore income tax purposes.

📈 NOO Tax Calculation
📈

Enter your investment property’s Annual Value (AV) or tap a quick-select pill to see the 4-tier NOO progressive tax calculation with full band breakdown, effective rate, monthly equivalent, and OO vs NOO extra cost. Add rent and property value for rental yield analysis.

NOO Tax by AV Band (amber = 12%, orange = 20%, red = 28%, dark red = 36%)

Non-Owner-Occupied Property Tax Rates Singapore 2026 — Investment Property Tax, Rental Landlord Rates & NOO vs OO Comparison

Non-owner-occupied (NOO) property tax applies to all Singapore residential properties that are not the owner’s primary residence: investment condos, HDB flats that have been sublet (whole unit), residential properties left vacant, properties rented out by landlords, and any residential property where the title-holder does not reside. The NOO rate structure is significantly higher than owner-occupied (OO) rates: there is no 0% band (every dollar of AV is taxed), rates start at 12%, and the top rate of 36% is reached at a much lower AV (S$60,000) than the OO structure (S$100,000). The 2024 NOO rates represent Singapore’s most aggressive property tax increases since the scheme was introduced, as the government sought to increase the carrying cost of investment property ownership relative to primary residence.

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

Annual Value (AV) BandNOO RateOO Rate (for comparison)NOO Tax at S$60K AV
First S$30,00012%0%–4%S$3,600
Next S$15,000 (S$30,001–S$45,000)20%6%–10%S$3,000
Next S$15,000 (S$45,001–S$60,000)28%10%–14%S$4,200
Above S$60,00036%20%–36%36% on excess

At AV S$60,000: Total NOO tax = S$10,800 vs OO tax = S$3,680 — a difference of S$7,120 per year for the same property.

NOO vs OO — How Much More Does an Investor Pay?

Annual ValueOO Tax (owner lives in)NOO Tax (rented out)Extra NOO Tax
S$18,000 (HDB 5-rm)S$400S$2,160+S$1,760/yr
S$30,000 (Small condo)S$880S$3,600+S$2,720/yr
S$45,000 (Mid condo)S$2,480S$6,600+S$4,120/yr
S$65,000 (Landed terrace)S$4,380S$11,600+S$7,220/yr
S$100,000 (Semi-D)S$11,980S$23,400+S$11,420/yr

How This NOO Property Tax Calculator Works — Rate Bands, Rental Yield Impact & Income Tax Deductibility

Step 1 — Enter Annual Value and Get Band Breakdown

Enter your investment property’s AV (from your IRAS tax bill or myTax Portal). The calculator applies the 4-tier NOO rate table and shows the exact tax at each band, the total annual NOO tax, effective rate on AV, and monthly equivalent. The OO comparison panel shows how much extra you pay for having the property as an investment versus living in it.

Step 2 — Add Rental Income for Yield Analysis

Enter your monthly rental income to see: property tax as a percentage of annual rent (a key landlord metric), net annual rent after property tax deduction, gross rental yield (on property value), and net rental yield after property tax only. This reveals the real carrying cost of Singapore investment property — especially as NOO tax rates have significantly increased since 2024.

Step 3 — Apply as Income Tax Deduction

Property tax paid on a rental property is a deductible expense against rental income for Singapore income tax. The full NOO property tax amount reduces your taxable rental income, providing partial relief at your marginal income tax rate. The calculator’s PDF report shows the full NOO tax amount to use in your IRAS income tax filing.

3 Real Singapore NOO Property Tax Examples — Rented HDB, Investment Condo & Landed Property

HDB Whole Unit Sublet, AV S$18K

Annual ValueS$18,000
NOO tax (12% on S$18K)S$2,160
Monthly rentS$3,200
Tax as % of rent5.6%
OO tax if lived inS$400
Extra NOO tax+S$1,760/yr

Investment Condo, AV S$42K

Annual ValueS$42,000
NOO tax totalS$6,000
Monthly rent S$4,500S$54,000/yr
Tax as % of rent11.1%
Gross yield (S$1.2M)4.5%
Net yield after tax4.0%

Landed Terrace, AV S$65K

Annual ValueS$65,000
Band 1: S$30K × 12%S$3,600
Band 2: S$15K × 20%S$3,000
Band 3: S$15K × 28%S$4,200
Band 4: S$5K × 36%S$1,800
Total NOO taxS$12,600

3 Expert NOO Property Tax Tips — Deductibility, Vacant Property & Portfolio Optimisation

1

Property Tax Is Deductible Against Rental Income — But Only at Your Marginal Rate

For Singapore landlords declaring rental income from a non-owner-occupied investment property, the annual NOO property tax is a fully deductible expense against your rental income under Section 10(1)(f) and Section 14 of the Singapore Income Tax Act. The deduction reduces your taxable rental income — providing tax relief at your marginal income tax rate. Example: landlord with S$200,000 annual income (24% marginal rate) pays S$6,000 NOO property tax on an investment condo. The S$6,000 deduction saves: S$6,000 × 24% = S$1,440 in income tax. Net property tax after income tax relief: S$6,000 − S$1,440 = S$4,560. Other deductible rental property expenses include: agent commission, mortgage interest (not refinancing portion), maintenance fees, fire insurance, renovation costs (depreciated over 3 years for furnished lettings). Keep all receipts and declare on the IRAS Form B (self-employed) or Form B1 (salaried with rental income).

2

Vacant Property Still Pays NOO Rates — Vacancy Is Not a Tax Exemption

A common misconception among Singapore property investors: if the property is vacant (not rented out), the property tax is lower. This is incorrect. NOO property tax applies based on the owner’s occupancy status, not whether the property is actually rented or generating income. A vacant investment property pays the same NOO rates as a fully rented one at the same AV. The only way to get OO rates is for the title-holder to reside in the property as their primary home — not just to leave it empty. For investors who genuinely cannot find tenants and face high NOO tax bills, there is no vacancy exemption. This makes vacancy a double financial burden: no rental income AND full NOO property tax. Budget for NOO property tax from day 1 of investment property ownership, not just from the date the first tenant moves in.

3

Multiple Investment Properties: Each Pays Full NOO Rates — No Portfolio Concession

Singapore property investors with two, three, or more investment properties pay full NOO rates on every property individually — there is no portfolio-level tax concession or cap. The AV of each property is assessed independently, and the progressive NOO rate is applied separately to each AV. This means a portfolio investor with three condos (each AV S$42,000) pays S$6,000 × 3 = S$18,000 per year in property tax across the portfolio. As NOO rates have increased significantly since 2024, this represents a meaningful increase in the annual carrying cost of multiple investment properties and should be factored into any property acquisition analysis. The NOO property tax — along with ABSD (on purchase) and ABSD on second/third properties — is a deliberate policy lever to increase the cost of property investment and moderate speculative demand.

16 FAQs — Non-Owner-Occupied Property Tax Singapore 2026, Investment Property Rates & Rental Tax

What triggers non-owner-occupied (NOO) property tax in Singapore?+
NOO property tax applies to any Singapore residential property that is not the owner’s primary residence. Specifically: (1) investment properties rented out to tenants; (2) vacant properties not lived in by the owner; (3) properties owned by the title-holder but occupied by non-title-holders (e.g., family members who are not on the title); (4) any property where the owner has not declared it as their principal place of residence. The key trigger is the owner’s occupancy status, not the property’s condition or whether it is earning rental income. If you own a property you do not live in, NOO rates apply automatically unless IRAS has been informed otherwise.
What are the 2026 non-owner-occupied property tax rates?+
NOO rates effective from 1 January 2024 (in force through 2026): First S$30,000 of Annual Value (AV): 12%. Next S$15,000 (S$30,001–S$45,000): 20%. Next S$15,000 (S$45,001–S$60,000): 28%. Above S$60,000: 36%. Unlike OO rates, NOO rates have no 0% band — every dollar of AV is taxed starting at 12%. The top rate of 36% is reached at AV S$60,000 for NOO, versus AV S$100,000 for OO — making NOO significantly more expensive for properties with AV above S$30,000.
Is property tax deductible against rental income in Singapore?+
Yes. For Singapore landlords who declare rental income, the NOO property tax is a fully deductible expense against rental income under Section 14 of the Singapore Income Tax Act. You declare the full NOO property tax paid under “allowable deductions” on your IRAS income tax return (Form B or B1) when you declare rental income. The deduction reduces your taxable rental income and therefore reduces your income tax bill. At a 24% marginal income tax rate, S$6,000 in property tax saves S$1,440 in income tax — reducing the effective net property tax cost to S$4,560. Other deductible rental property expenses: mortgage interest, agent commission, repairs and maintenance, property management fees, and home insurance.
Does a vacant investment property pay NOO property tax?+
Yes. A vacant property pays NOO rates in the same way as a rented property — the tax is based on the owner’s occupancy status, not whether the property is generating rental income. If you own an investment property that is temporarily vacant between tenancies, or if you have been unable to find a tenant, you still pay full NOO property tax on the property’s AV. There is no vacancy exemption or reduction in Singapore residential property tax. This makes vacancy a compounded financial burden — no rent income AND the same NOO tax continues to accrue. Factor your NOO property tax into your investment analysis as an annual fixed cost regardless of occupancy.
Can I switch from NOO to OO rates if I move into my investment property?+
Yes. If you move into your investment property and it becomes your primary residence, you can notify IRAS via myTax Portal to update the property’s occupancy status to owner-occupied. IRAS will apply the lower OO rates from the date you notify them of the change — not retroactively. The switch applies for the period you reside there. If you subsequently rent it out again, you must inform IRAS and NOO rates resume from the date of change. Keep in mind: if you own multiple properties and designate this one as OO, your other property or properties automatically become NOO. The OO subsidy can only apply to one property at a time per owner.
How does NOO property tax affect rental yield for Singapore landlords?+
NOO property tax is a significant drag on net rental yield for Singapore investment properties. For a mid-range condo with AV S$42,000: NOO tax = S$6,000/year. Monthly rent S$4,500: annual rent = S$54,000. Property tax as % of rent = 11.1%. Gross yield at S$1.2M property value: 4.5%. Net yield after property tax only: 4.0%. When combined with other expenses (mortgage interest, maintenance fees, agent commission, income tax on rental income), the net-of-all-costs yield on a Singapore investment property is typically 2%–3% — making property tax one of the larger carrying costs. The 2024 NOO rate increases reduced net rental yields by approximately 0.3%–0.7% across typical condo investment ranges.
What is the difference between property tax on an HDB sublet vs a private condo rental?+
The NOO property tax rates are the same for HDB flats and private condominiums (12%–36% progressive on AV). The key differences in practice: (1) HDB flat AVs are typically much lower (S$10,000–S$20,000 for a 4-5 room flat) compared to private condo AVs (S$20,000–S$80,000+). So HDB flat NOO tax is lower in absolute S$ terms; (2) HDB whole-unit subletting requires HDB approval and has specific restrictions (e.g., minimum 6-month subletting period, approved nationalities for tenants). When an HDB owner sublets and the property loses OO status, the property tax increases to NOO rates. IRAS is informed of the subletting through HDB’s approval system; (3) Private condo rentals: no special approval required, NOO rates apply automatically when not owner-occupied.
Can a company own investment property in Singapore and pay NOO property tax?+
Yes. Corporate ownership of Singapore residential property is possible but faces ABSD at 35% (the “additional buyer’s stamp duty for entities” rate). For property tax: a company-owned residential property pays NOO rates on the full AV (12%–36%), as a company cannot “reside” in a residential property. There is no OO rate option for corporate ownership. For commercial property (shophouses, offices), the property tax rates are different — commercial properties use their own rate structure. For most Singapore property investors, individual (not corporate) ownership is more common precisely because the ABSD cost for companies is prohibitive and because individual ownership offers the OO tax rate option for one property.
Does NOO property tax apply to an inherited investment property?+
Yes. After a property is inherited and the title is transferred to the beneficiary: if the beneficiary does not reside in the property, NOO rates apply from the date of inheritance (or more precisely, from the date IRAS updates the ownership records). If the beneficiary moves into the inherited property as their primary residence, OO rates apply — provided they notify IRAS accordingly. During the estate administration period (before title transfer), the property tax continues to be assessed in the deceased’s name at whatever rate was applicable (OO or NOO). Upon title transfer to the estate or to beneficiaries, the applicable rate reflects the new owner’s occupancy status.
Is property tax different for furnished vs unfurnished rental properties?+
The property tax rate (OO or NOO) and the AV assessment are the same regardless of whether the property is furnished or unfurnished. AV is defined as the estimated unfurnished gross annual rent — furniture and fittings are excluded from the AV calculation. Therefore, a landlord who furnishes their condo and charges a premium rent for the furnished unit does not pay higher property tax because of the furnishings. The property tax is the same as for the equivalent unfurnished unit. From an income tax perspective, a furnished letting allows landlords to deduct depreciation on furniture and fittings (at 20% per year over 5 years for claimed assets) — an additional income tax benefit for furnished rental property.
Does Airbnb or short-term rental change the property tax rate?+
Short-term rentals (fewer than 3 months) of Singapore residential property are technically illegal under Singapore’s Planning Act and URA guidelines — residential properties must be rented for a minimum of 3 months (for private properties) or 6 months (for HDB flats). Airbnb-style short-term rentals are not a legally recognised rental model for Singapore residential property. From a property tax perspective: if a homeowner unlawfully operates short-term rentals and is no longer living in the property as their primary residence, the property would technically qualify for NOO rates — but the tax issue is secondary to the legal prohibition. Do not confuse property tax treatment with the legality of the rental arrangement.
How often is the Annual Value reviewed, and can NOO tax increase even without rent changes?+
IRAS reviews AVs annually based on prevailing market rental conditions. If market rents in your area have increased (e.g., due to tight supply, major infrastructure improvements, or post-COVID rental surge), IRAS may increase your property’s AV even if your actual rental contract has not changed or the tenant is still paying the same rent. An AV increase directly increases your NOO property tax bill at the progressive rates. Singapore experienced significant AV increases in 2022–2024 as market rents surged — many landlords saw AV increases of 20%–40%, compounding the impact of the 2024 rate increases. If you disagree with an AV revision, you can file an objection via myTax Portal before the deadline shown on the property tax assessment notice.
Can NOO property tax be paid by the tenant instead of the landlord?+
Legally, property tax is the owner’s obligation — IRAS assesses and collects it from the property owner, not the tenant. The tenancy agreement cannot legally transfer the property tax obligation to the tenant for IRAS purposes. However, landlords may commercially factor their annual property tax into the rent they charge — effectively passing the cost to tenants through higher monthly rent. If a tenancy agreement includes a clause requiring the tenant to pay property tax directly, this is a contractual arrangement between parties but IRAS still looks to the owner for payment. If the tenant fails to pay and IRAS receives no payment from the owner, the owner is liable for the tax and any penalties — not the tenant.
What is the property tax on an Executive Condominium (EC) rented out?+
Executive Condominiums (ECs) are initially treated as public housing (HDB), with a 5-year Minimum Occupation Period (MOP). During the MOP: owners must live in the EC themselves — they cannot rent out the whole unit. After MOP: ECs can be rented out. When rented out, the EC property is assessed at NOO rates on its AV (which by then typically reflects private condo market rates, as ECs fully privatise after 10 years from TOP). For a rented EC with AV S$25,000–S$40,000, the NOO tax would be: S$3,000–S$5,000+ per year at 2026 rates. After 10 years from TOP, fully privatised ECs are treated identically to private condominiums for all property tax purposes.
Do I need to declare to IRAS that I have started renting out my property?+
Yes. If you are renting out your property (changing from owner-occupied to non-owner-occupied), you should inform IRAS via the myTax Portal to update the occupancy status of the property. For HDB subletting: HDB informs IRAS automatically when you apply for subletting approval. For private residential property: you must inform IRAS directly. If you fail to inform IRAS and continue to receive OO rates while renting out the property, IRAS may retrospectively assess the higher NOO rates and impose penalties for the period of incorrect assessment. The same applies if you move out of an owner-occupied property and leave it vacant or begin renting — the change in occupancy status must be reported to maintain compliance.
Can I claim property tax as an expense if I have no rental income (vacant property)?+
If the property is genuinely intended to be rented out but is temporarily vacant (e.g., between tenancies, under renovation for rental purposes), the NOO property tax paid during the vacancy may still be deductible against rental income in the same year of assessment, if rental income is earned in that year. However, if the property has been vacant for an extended period with no effort to let it out, IRAS may disallow the deduction on the basis that it is not an expense incurred in the production of rental income. For income tax filing: declare rental income for the period the property was rented and claim property tax as a deduction. For vacancy periods, consult an IRAS-accredited tax agent for specific treatment of the vacancy deduction.

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Legal Disclaimer & Editorial Transparency. Non-owner-occupied property tax rates effective from 1 January 2024 (in force 2026): First S$30,000 AV: 12%; Next S$15,000: 20%; Next S$15,000: 28%; Above S$60,000: 36%. No 0% band for NOO — all AV is taxable. NOO applies to all properties not occupied by the owner as their primary residence including rented, vacant, and properties occupied by non-title-holders. NOO property tax is deductible against rental income for income tax purposes. Vacant properties pay same NOO rates as rented. Only one property per owner can receive OO rates at any time. Update occupancy status via IRAS myTax Portal (mytax.iras.gov.sg) when renting out or moving in. Annual property tax payable by 31 January. Verify rates and AV at iras.gov.sg/property-tax. Not legal or tax advice. Operated by MAFHH INTERNATIONAL LTD.