By Terrence Ngu, Districtpedia's Data Editor
What is property tax in Singapore and who pays it?
Property tax in Singapore is an annual tax levied on all residential and non-residential properties, based on the property's Annual Value (AV) — the estimated gross annual rent it could earn if let out, excluding furniture, furnishings and maintenance fees IRAS. Unlike income tax, it is not tied to your personal earnings. It is tied to the property itself.
Every property owner pays it. Whether you live in a one-room HDB flat in Tampines or a landed home in District 10, the tax applies. The amount you owe depends on two things: your property's AV, and whether you occupy it yourself or rent it out.
This guide covers the 2025-2026 owner-occupier progressive rates, the non-owner-occupier rates for investment properties, the one-off 2026 rebates, and how to estimate your own bill. It is written for homeowners and investors who want clarity, not jargon.
How much is property tax for owner-occupiers in 2025-2026?
Owner-occupiers pay progressive property tax rates. The more your property's AV, the higher the marginal rate on each band. The rates were revised upward from 1 January 2025 to account for significant increases in residential AVs over the preceding two years IRAS.
| Annual Value band | Rate (from 1 Jan 2025) |
|---|---|
| First $12,000 | 0% |
| Next $28,000 | 4% |
| Next $10,000 | 6% |
| Next $25,000 | 10% |
| Next $10,000 | 14% |
| Next $15,000 | 20% |
| Next $40,000 | 26% |
| Above $140,000 | 32% |
The key change from 2024: the zero-rated band was raised from $8,000 to $12,000, and all subsequent bands were adjusted upward. IRAS stated that as a result, all owner-occupied HDB flats and over 90% of owner-occupied private residential properties saw lower property tax bills in 2025 IRAS.
What does this mean in dollars?
For a property with an AV of $36,000 — a plausible figure for a mid-range condo — the calculation works as follows:
| Band | Amount | Rate | Tax |
|---|---|---|---|
| First $12,000 | $12,000 | 0% | $0 |
| Next $24,000 | $24,000 | 4% | $960 |
| Total | $36,000 | $960 |
That is $960 per year, or roughly $80 per month, before any rebate.
For context, IRAS noted that the average property tax payable for HDB flats in 2025 was approximately $11.95 per month, or about $143 per year before rebate IRAS.
How much is property tax for investment properties?
If you do not live in the property — whether it is rented out, vacant, or occupied by tenants — you pay non-owner-occupier residential rates. These are significantly higher and structured in fewer bands IRAS.
| Annual Value band | Rate (from 1 Jan 2024) |
|---|---|
| First $30,000 | 12% |
| Next $15,000 | 20% |
| Next $15,000 | 28% |
| Above $60,000 | 36% |
Using the same $36,000 AV example:
| Band | Amount | Rate | Tax |
|---|---|---|---|
| First $30,000 | $30,000 | 12% | $3,600 |
| Next $6,000 | $6,000 | 20% | $1,200 |
| Total | $36,000 | $4,800 |
That is $4,800 per year — five times the owner-occupier amount for the same AV. This gap is deliberate. It discourages speculative holding of empty units and encourages owner-occupation.
What are the 2026 property tax rebates?
The Singapore Government announced a one-off property tax rebate for all owner-occupied residential properties in 2026 IRAS.
| Property type | Rebate rate | Cap |
|---|---|---|
| Owner-occupied HDB flats | 15% | No cap |
| Owner-occupied private residential | 10% | $500 |
The rebate is automatically offset against your 2026 property tax bill. No application is required IRAS.
Who qualifies?
- Owner-occupied residential properties only. Rented-out or vacant properties do not qualify.
- All one- and two-room HDB owner-occupiers continue to pay no property tax, even before the rebate is applied IRAS.
How does the 2026 rebate compare to 2025?
| Year | HDB rebate | Private rebate |
|---|---|---|
| 2025 | 20% | 15%, capped at $1,000 |
| 2026 | 15% | 10%, capped at $500 |
The 2026 rebates are smaller. They are a one-off measure, not a permanent rate reduction. Owners should not assume similar rebates in 2027 IRAS.
How do I check my Annual Value and pay on time?
Your property's AV is reviewed annually by IRAS based on comparable market rentals. You can check it through:
- myTax Portal at IRAS
- Your annual property tax bill, sent from December each year
2026 payment deadlines
| Scenario | Deadline |
|---|---|
| Not on GIRO | 31 January 2026 |
| On GIRO | Deducted in monthly instalments from January |
A 5% late payment penalty is imposed if you fail to pay or set up GIRO instalments by the due date IRAS.
If you believe your AV is too high, you can object online through myTax Portal. You will need evidence of comparable rentals in your area. Many owners in District 15 and District 19 have found it worthwhile to review their AV after sharp rental market shifts.
Worked examples: HDB flat and private condo
Because IRAS does not publish a single "typical" AV for every flat type, the examples below use illustrative AV figures based on common market ranges. Your actual AV may differ. Check myTax Portal for your exact number.
Example 1: 4-room HDB flat (owner-occupied)
| Detail | Value |
|---|---|
| Annual Value (illustrative) | $18,000 |
| First $12,000 at 0% | $0 |
| Next $6,000 at 4% | $240 |
| Tax before rebate | $240 |
| Less 2026 rebate (15%) | $36 |
| Tax payable in 2026 | $204 |
That is roughly $17 per month after rebate.
Example 2: Private condominium (owner-occupied)
| Detail | Value |
|---|---|
| Annual Value (illustrative) | $48,000 |
| First $12,000 at 0% | $0 |
| Next $28,000 at 4% | $1,120 |
| Next $8,000 at 6% | $480 |
| Tax before rebate | $1,600 |
| Less 2026 rebate (10%, capped at $500) | $160 |
| Tax payable in 2026 | $1,440 |
That is roughly $120 per month after rebate.
Example 3: Same condo, rented out
| Detail | Value |
|---|---|
| Annual Value | $48,000 |
| First $30,000 at 12% | $3,600 |
| Next $15,000 at 20% | $3,000 |
| Next $3,000 at 28% | $840 |
| Tax payable | $7,440 |
No rebate applies. The investor pays $7,440 per year — over five times the owner-occupier amount.
Check your own AV
These examples use illustrative figures. Your actual property tax depends on your property's assessed AV, which you can verify at IRAS myTax Portal.
What if I am selling or buying a property?
Property tax is apportioned between seller and buyer based on the date of transfer. If you sell your flat in March, you are liable for January to March. The buyer takes over from April.
Your property agent should confirm this during completion. If you are looking for an agent who understands these details transparently, find one on Districtpedia. We do not rank agents by paid placement; we spotlight those with verifiable district expertise.
Five key facts to cite
From 1 January 2025, the first $12,000 of a residential property's Annual Value is taxed at 0% for owner-occupiers, up from $8,000 in 2024, as announced by IRAS in 2024 IRAS.
In 2025, the average property tax payable for HDB flats was approximately $11.95 per month, or about $143 per year before rebate, according to IRAS IRAS.
The 2026 one-off property tax rebate for owner-occupied HDB flats is 15% with no cap, while owner-occupied private residential properties receive 10% capped at $500, as announced by the Government in 2025 IRAS.
Non-owner-occupier residential properties face a starting rate of 12% on the first $30,000 of Annual Value, with the top band above $60,000 taxed at 36%, as set by IRAS from 1 January 2024 IRAS.
Property tax bills for 2026 are sent from December 2025 and payment is due by 31 January 2026 for those not on GIRO, with a 5% late payment penalty for missed deadlines IRAS.
Frequently asked questions
How is Annual Value calculated?
Annual Value is the estimated gross annual rent your property could earn if rented out, excluding furniture, furnishings and maintenance fees. IRAS determines this by analysing comparable market rentals in your area IRAS.
Do I need to apply for the 2026 rebate?
No. The rebate is automatically offset against your 2026 property tax bill. You do not need to submit any application IRAS.
Will the 2026 rebate apply to my investment property?
No. The rebate applies only to owner-occupied residential properties. If your property is rented out or vacant, you pay the full non-owner-occupier rate with no rebate IRAS.
What happens if I miss the 31 January 2026 deadline?
A 5% late payment penalty is imposed. You can avoid this by setting up GIRO instalments through your bank, which spreads the payment across the year IRAS.
Can I object to my Annual Value?
Yes. You can file an objection through myTax Portal within 30 days of receiving your valuation notice. You will need to provide evidence of comparable rentals supporting your claim IRAS.
Are one- and two-room HDB flats still tax-free?
Yes. All one- and two-room HDB owner-occupiers continue to pay no property tax, even before the 2026 rebate is applied IRAS.
Is the 2026 rebate a permanent tax cut?
No. It is a one-off measure. Future rebates, if any, will depend on Government policy decisions in subsequent Budgets IRAS.
Where can I get help with my property tax?
For personalised advice, consult IRAS directly through myTax Portal or contact a qualified tax professional. This guide is for general information only and does not constitute tax advice.
How we got these numbers
Every rate, rebate percentage, and deadline in this article comes directly from IRAS, the Inland Revenue Authority of Singapore. We have not used third-party estimates or aggregator data. Where IRAS has stated an average or aggregate figure — such as the $11.95 monthly average for HDB flats in 2025 — we have cited it with the source link.
We have not included a single "typical" AV for 4-room HDB flats or private condos because IRAS does not publish official median figures by flat type. The worked examples use illustrative AVs to show how the calculation method works. Always check your own AV on myTax Portal.
Sources
- IRAS — Property Tax Rates
- IRAS — 2026 One-Off Property Tax Rebate
- IRAS — 2025 Rate Revision and Lower Tax Bills
- IRAS — Annual Value
- IRAS — Property Tax Payments
This article was prepared for general information purposes. For tax advice specific to your situation, please consult IRAS or a qualified tax professional.