Starting from midnight on 4 July 2025, private residential properties in Singapore sold within four years of purchase will now be subjected to seller’s stamp duty (SSD), a notable extension from the current three-year holding period. This adjustment effectively reinstates the SSD framework to its pre-2017 state, reflecting the government’s concerns about speculative activity in the local property market.
Under the revised rules, SSD rates will also see an increase of four percentage points across all tiers of the holding period. For example, properties sold within the first year will incur a higher SSD rate compared to those sold in the second, third, or fourth years. These changes aim to deter rapid property flipping, which has become more prevalent in recent years, particularly with sub-sales of unfinished units.
Authorities, including the Ministry of National Development, Ministry of Finance, and Monetary Authority of Singapore, have highlighted a sharp rise in short-term transactions involving private homes, prompting the decision to tighten regulations. The government said the move is necessary to promote a stable and sustainable real estate market in Singapore.
HDB Flats Remain Unaffected by New SSD Changes
| Holding Period | Rates from 11 March 2017 to 3 July 2025 | Rates on and after 4 July 2025 |
| Up to 1 year | 12% | 16% |
| More than 1 year but up to 2 years | 8% | 12% |
| More than 2 years but up to 3 years | 4% | 8% |
| More than 3 years but up to 4 years | 0% | 4% |
| More than 4 years | 0% | 0%(no change) |
It is important to note that these updated SSD measures will not apply to HDB flats, which are governed by a separate policy requiring a Minimum Occupation Period (MOP). Under the MOP, homeowners must occupy their HDB flats for at least five years before they are eligible to sell them on the open market. This helps to ensure public housing remains accessible and affordable to Singaporean families.
For private property investors, however, the increased holding period means a longer commitment is needed to avoid incurring hefty SSD fees. This change could significantly impact buyers who rely on quick resales to generate profits, as the additional year extends the timeframe required to avoid these costs.
SSD Rates Rolled Back to Pre-2017 Levels
The SSD holding period was last changed in 2017, when it was shortened from four years to three years, along with a reduction of four percentage points in SSD rates across all tiers. The latest revision now reverses that decision, restoring the SSD rules to their pre-2017 structure. This means property owners who sell within one to four years of purchase will now face higher tax liabilities, potentially up to 16% of the property’s value if sold in the first year.
The Ministry of Finance has stated that these measures are part of ongoing efforts to keep the Singapore property market healthy and discourage speculative buying behaviour that can inflate prices and destabilise the market. Prospective buyers and investors are advised to carefully consider the implications of the new rules on their real estate strategies.