Property tax is IRAS’s annual tax on owning property in Singapore, charged on the Annual Value rather than on the price paid or the rent received. Owner-occupied homes are taxed on a progressive scale from 0% to 32%, homes the owner does not live in from 12% to 36%, and all other property at a flat 10%.
Key takeaways
- Property tax is the Annual Value multiplied by the rate that applies to the property — IRAS’s own example: an AV of SGD 30,000 at a 10% rate gives SGD 3,000.
- Owner-occupied residential property runs on a progressive scale from 0% on the first SGD 12,000 of AV to 32% above SGD 140,000, under the bands effective 1 January 2025.
- Residential property the owner does not live in starts at 12% from the first dollar of AV and reaches 36% above SGD 60,000 — there is no nil-rate band.
- All non-residential property — commercial and industrial buildings and land — is taxed at a flat 10% of AV, and owner-occupier rates never apply to it even when the owner uses it.
- For 2026 IRAS grants a one-off rebate on owner-occupied homes: 15% for HDB flats and 10% capped at SGD 500 for private homes, offset automatically against the bill, which is due 31 January 2026.
Three rate sets, decided by use
Property tax follows how a property is used, not who owns it or what it cost. The same Annual Value produces three very different bills depending on whether the owner lives there, rents it out, or uses it for business.
A property taxed at the higher rates while the owner actually lives there can be switched: IRAS takes applications for owner-occupier rates through its digital service. The tax itself is annual and due in January; stamp duty is the separate one-off tax charged when the property changes hands.
A home with an Annual Value of SGD 36,000
The owner-occupier bands are marginal, so only the slice of AV inside each band is charged at that band’s rate. The side card compares the same AV under the other two rate sets, and applies the 2026 rebate.
| Band of Annual Value | Owner-occupier rate | Tax in the band |
|---|---|---|
| First SGD 12,000 | 0% | SGD 0 |
| Next SGD 28,000 | 4% | SGD 1,120 |
| Next SGD 10,000 | 6% | SGD 600 |
| Next SGD 25,000 | 10% | SGD 2,500 |
| Next SGD 10,000 | 14% | SGD 1,400 |
| Next SGD 15,000 | 20% | SGD 3,000 |
| Next SGD 40,000 | 26% | SGD 10,400 |
| Above SGD 140,000 | 32% | — |
The same SGD 36,000 AV, three ways
IRAS summarises the 2026 rebate as up to 15% capped at SGD 500 for all owner-occupied residential properties, while its rebate table shows 15% for HDB flats and 10% capped at SGD 500 for private homes — the calculator applies no cap to HDB flats.
When the bill changes
Five things people get wrong
- IRAS — Property Tax Rates and Sample Calculations — owner-occupier, non-owner-occupier and non-residential rates and the formula
- IRAS — 2026 Property Tax Bill — the 2026 owner-occupier rebate, payment date and GIRO terms
- IRAS — Annual Value — how the base of the tax is assessed
Official statistics 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.