The owner-occupier tax rates are the lower, progressive property tax rates IRAS applies to a home its owner lives in: from 0% on the first SGD 12,000 of Annual Value to 32% on the part above SGD 140,000, since the bands were raised on 1 January 2025. They apply to one home per owner — one per married couple — and are withdrawn when the whole home is rented out.
Key takeaways
- Property tax is the Annual Value times the rates that apply. IRAS taxes condominiums, HDB flats and other homes the owner lives in at the owner-occupier rates: 0% on the first SGD 12,000, then 4%, 6%, 10%, 14%, 20%, 26% on bands up to SGD 140,000, and 32% above that.
- The bands were raised from 1 January 2025, as announced at Budget 2024, with the rates unchanged: the 0% band went from SGD 8,000 to SGD 12,000, and the top rate now starts above SGD 140,000 instead of SGD 100,000. Tax on the first SGD 100,000 of Annual Value fell from SGD 11,980 to SGD 8,620. One- and two-room HDB flats stayed free of property tax.
- An individual or a married couple must both own and live in the home. The rates apply to one property only — a married couple gets them on one home, whether owned jointly or separately — and any further home is taxed at non-owner-occupier rates even if used as a second home. They do not apply to a home that is wholly rented out, vacant, sold, owned by a company or trust, or not occupied by the owners on the Valuation List.
- Letting out part of the home while living in it keeps the rates; for HDB room rentals, IRAS states the rental agreement is to be stamped as partially let, not wholly let, for the rates to continue. Renting out the whole home withdraws them from the date of letting, and they are not reinstated automatically — the owner reapplies on moving back. Owners must tell IRAS within 15 days of moving out, with a fine of up to SGD 5,000 for failing to.
- For 2026 only, owner-occupiers receive a one-off rebate of 15% for HDB flats and 10%, capped at SGD 500, for private homes, set off automatically against the bill. The rebate was 20% for HDB flats and 15% capped at SGD 1,000 for private homes in 2025.
What are owner-occupier tax rates?
Three conditions decide the rate on a home: who owns it, whether they live in it, and whether the owner (or their spouse) already has owner-occupier rates on another home.
An owner who lives in the home but is taxed at non-owner-occupier rates can apply through IRAS’s “Apply/Withdraw Owner-Occupier Tax Rates” service; a late claim is refunded for at most the 5 years before the application year.
Owner-occupier tax at different Annual Values
Tax at the rates in force from 1 January 2025, before any rebate. Rows marked IRAS match IRAS’s own examples; the rest are Money Snap’s arithmetic.
| Annual Value | Owner-occupier tax | Share of AV |
|---|---|---|
| SGD 12,000 | SGD 0.00 | 0.00% |
| SGD 16,020 (IRAS) | SGD 160.80 | 1.00% |
| SGD 24,000 | SGD 480.00 | 2.00% |
| SGD 36,000 (IRAS) | SGD 960.00 | 2.67% |
| SGD 50,000 | SGD 1,720.00 | 3.44% |
| SGD 84,000 (IRAS) | SGD 5,480.00 | 6.52% |
| SGD 150,000 | SGD 22,220.00 | 14.81% |
The 2025 band change on an AV of SGD 36,000
Money Snap’s arithmetic on IRAS’s 2024 and 2025 tables. In 2024 the 0% band stopped at SGD 8,000 and 6% started at SGD 30,000; from 2025 the 0% band runs to SGD 12,000 and 4% to SGD 40,000.
Where the owner-occupier rates show up
Five things people get wrong
- IRAS — Property Tax Rates — the owner-occupier tables since 2015
- IRAS — Lower Property Tax Rates for Owner-Occupied Residential Properties — who qualifies and the worked examples
- IRAS — Information for HDB Flat Owners — the HDB example and room rentals
- IRAS — 2026 Property Tax Bill — the 2026 bill and GIRO
- MOF-IRAS — One-off rebate for owner-occupied homes in 2026 (28 Nov 2025) — the 2026 rebate
- MOF-IRAS — Lower property tax bills in 2025 (29 Nov 2024) — the band change and the 2025 rebate
- IRAS — Moving out of my property — the 15-day notice
- IRAS — Renting out my property — withdrawal on letting and reapplying afterwards
Official IRAS property tax rates and rules, for general information only. Not financial advice.
This page is provided for educational and informational purposes only. It does not constitute financial advice. All figures and worked examples are estimates for illustrative purposes, are subject to change, and do not reflect any individual’s circumstances. Always refer to IRAS and seek independent professional advice before making any financial decisions.