Property Tax Calculator
Estimate your IRAS property tax from the Annual Value of your home — using the owner-occupier and non-owner-occupier progressive rates, the flat 10% non-residential rate, and the 2026 owner-occupier rebate.
Property Tax Calculator
IRAS annual property tax from Annual Value · 2026
Estimates only. Owner-occupier rates apply only if you own and live in the property, and to one home per married couple. Your actual bill is issued by IRAS and may include adjustments. Rebates are one-off and set each year.
Tax Breakdown
2026Tax by Annual Value band
Property tax is progressive: each slice of your Annual Value is taxed at its own rate, and the results are added together. This shows the tax contributed by each band for your inputs. Per IRAS.
| AV band | Rate | Taxed in band | Tax |
|---|---|---|---|
| First SGD 12,000 | 0% | SGD 12,000 | SGD 0 |
| 12,000 – 40,000 | 4% | SGD 18,000 | SGD 720 |
2026 property tax rates
Owner-occupier rates are a concession for homes you own and live in. Non-owner-occupier rates apply to let-out or vacant residential property. Non-residential property is a flat 10%. Per IRAS.
Owner-occupier residential (2025 & 2026)
| Annual Value band | Rate |
|---|---|
| First SGD 12,000 | 0% |
| Next SGD 28,000 (up to 40,000) | 4% |
| Next SGD 10,000 (up to 50,000) | 6% |
| Next SGD 25,000 (up to 75,000) | 10% |
| Next SGD 10,000 (up to 85,000) | 14% |
| Next SGD 15,000 (up to 100,000) | 20% |
| Next SGD 40,000 (up to 140,000) | 26% |
| Above SGD 140,000 | 32% |
Non-owner-occupier residential
| Annual Value band | Rate |
|---|---|
| First SGD 30,000 | 12% |
| Next SGD 15,000 (up to 45,000) | 20% |
| Next SGD 15,000 (up to 60,000) | 28% |
| Above SGD 60,000 | 36% |
2026 owner-occupier property tax rebate
The Government grants a one-off rebate on the property tax of owner-occupied homes. It is a discount on the bill, not a change to the rates, and the amount is set each year. Per IRAS.
| Property | 2026 rebate | Cap |
|---|---|---|
| Owner-occupied HDB flat | 15% | None |
| Owner-occupied private residential | 10% | SGD 500 |
| Non-owner-occupied / non-residential | None | — |
How Annual Value is set
Annual Value is the basis for property tax. It reflects rental value, not what you paid for the property. Per IRAS.
| Point | Detail |
|---|---|
| What it is | The estimated gross annual rent if the property were rented out |
| Excludes | Furniture, furnishings, and maintenance fees |
| How it is set | From market rents of comparable properties, reviewed by IRAS |
| Applies when | Whether the home is owner-occupied, let out, or vacant |
| Where to find it | The IRAS myTax Portal or your property tax bill |
How the tax is worked out
Property tax is the sum of tax on each Annual Value band, less any owner-occupier rebate.
| Step | Formula |
|---|---|
| Tax per band | (AV in band) × (band rate) |
| Tax before rebate | Sum of tax across all bands |
| Rebate (owner-occupied) | Rebate % × tax (capped for private homes) |
| Tax payable | Tax before rebate − rebate |
| Effective rate | Tax payable ÷ Annual Value |
Property Tax Rates, Annual Value & Rebate
The progressive rates, the tax-free Annual Value threshold, the flat non-residential rate, and the 2026 owner-occupier rebate that decide your IRAS property tax bill in Singapore.
Owner-Occupier
Lower progressive rates for a home you own and live in.
Non-Owner-Occupier
Higher rates for let-out or vacant residential property.
Rebate & Rates
The 2026 owner-occupier rebate and the flat non-residential rate.
Owner-Occupier Residential Rates
These progressive rates apply to homes that the owner both owns and lives in, for one home per married couple. Each slice of the Annual Value is taxed at its own rate. Unchanged for 2026. Per IRAS.
| Annual Value band | Rate | Notes |
|---|---|---|
| First SGD 12,000 | 0% | Tax-free threshold |
| Next SGD 28,000 (up to 40,000) | 4% | — |
| Next SGD 10,000 (up to 50,000) | 6% | — |
| Next SGD 25,000 (up to 75,000) | 10% | — |
| Next SGD 10,000 (up to 85,000) | 14% | — |
| Next SGD 15,000 (up to 100,000) | 20% | — |
| Next SGD 40,000 (up to 140,000) | 26% | — |
| Above SGD 140,000 | 32% | Top marginal rate |
Non-Owner-Occupier Residential Rates
These higher progressive rates apply to residential property that is let out or left vacant — any home that is not owner-occupied. In effect since 1 January 2024 and unchanged for 2026. Per IRAS.
| Annual Value band | Rate | Notes |
|---|---|---|
| First SGD 30,000 | 12% | No tax-free threshold |
| Next SGD 15,000 (up to 45,000) | 20% | — |
| Next SGD 15,000 (up to 60,000) | 28% | — |
| Above SGD 60,000 | 36% | Top marginal rate |
What Annual Value Is
Annual Value (AV) is the basis for property tax. It reflects rental value, not the price you paid for the property. Per IRAS — Annual Value.
| Point | Detail |
|---|---|
| What it is | The estimated gross annual rent if the property were rented out |
| Excludes | Furniture, furnishings, and maintenance fees |
| How it is set | From market rents of comparable properties, reviewed by IRAS |
| Applies when | Whether the home is owner-occupied, let out, or vacant |
| Where to find it | The IRAS myTax Portal or your property tax bill |
Property Tax News & Policy Updates
The IRAS rules that shape your property tax bill — the owner-occupier and non-owner-occupier rates, the tax-free Annual Value threshold, the flat non-residential rate, and the 2026 owner-occupier rebate.
Owner-occupier Annual Value bands raised from 1 January 2025
From 1 January 2025, IRAS raised the owner-occupier residential Annual Value bands. The tax-free threshold rose to SGD 12,000 of AV, and the band that reaches the 32% top rate now begins above SGD 140,000. These bands carry through unchanged to 2026.
What changed
The Annual Value bands were widened so more of a home's AV falls into the lower rate bands, easing owner-occupier property tax at a given AV.
Effect on owners
The first SGD 12,000 of AV is now tax-free, and the top 32% rate applies only above SGD 140,000 of AV.
2026 owner-occupier property tax rebate: 15% HDB, 10% private
For 2026, the Government grants a one-off rebate on the property tax of owner-occupied homes: 15% for HDB flats and 10% for private residential property, with the private rebate capped at SGD 500. The rebate is a discount on the bill, not a change to the rates.
Who gets it
Owner-occupied homes only. Non-owner-occupied and non-residential properties receive no rebate.
How it applies
The rebate is deducted from the property tax before the bill is issued. The private-home rebate is capped at SGD 500.
Owner-occupier rates unchanged for 2026
The owner-occupier residential rates for 2026 are the same as 2025: 0% on the first SGD 12,000 of AV, rising through 4%, 6%, 10%, 14%, 20%, and 26% to a top rate of 32% above SGD 140,000. Only the one-off rebate differs year to year.
The bands
Progressive by AV portion: 0% up to SGD 12,000, then 4% up to 40,000, 6% up to 50,000, 10% up to 75,000, and higher rates above.
HDB flats
Most owner-occupied HDB flats have a low Annual Value, so their tax effectively sits within the 0% and 4% bands.
Property Tax — Frequently Asked Questions
Common questions about Singapore property tax, the Annual Value, the owner-occupier and non-owner-occupier rates, and the 2026 rebate — with current IRAS rules.
Property tax is an annual tax on property ownership in Singapore, payable whether the property is occupied, rented out, or vacant. It is calculated on the Annual Value (AV) of the property multiplied by the applicable tax rate. It is a tax on the property itself, separate from the income tax on any rent you earn.
IRAS — Property TaxIRAS sets the Annual Value as the estimated gross annual rent the property could fetch if it were let out, excluding furniture, furnishings, and maintenance fees. It is based on the market rents of comparable properties, not on the actual rent you receive or the price you paid. IRAS reviews Annual Values periodically as market rents change.
IRAS — Annual ValueOwner-occupier rates are a concession for homes you own and live in. They start at 0% on the first SGD 12,000 of AV and rise progressively to a top rate of 32%. Non-owner-occupier rates apply to residential property that is let out or vacant, start at 12% with no tax-free threshold, and rise to a top rate of 36%.
IRAS — Property Tax RatesYes, but usually at a low amount. An owner-occupied HDB flat is taxed at owner-occupier rates on its Annual Value. Because most HDB flats have a low AV, their tax effectively falls within the 0% and 4% bands. The first SGD 12,000 of AV is tax-free, and 4% applies to the portion above that up to SGD 40,000.
IRAS — Property Tax RatesYou can view your property’s current Annual Value on the IRAS myTax Portal using your Singpass, or on your annual property tax bill. The AV shown there is the figure IRAS uses to compute your property tax for the year.
IRAS — Annual ValueProperty tax is billed in advance for the year ahead. IRAS issues the bill in December, and the tax is payable by 31 January of the year it covers. Owners can also pay by monthly instalments through GIRO. Late payment may attract a penalty.
IRAS — Property TaxFor 2026, the Government grants a one-off rebate on the property tax of owner-occupied homes: 15% for HDB flats and 10% for private residential property, with the private rebate capped at SGD 500. The rebate is a discount applied to the bill, not a change to the tax rates, and it does not apply to non-owner-occupied or non-residential property.
IRAS — 2026 Property Tax BillYes. Property tax is due on property ownership regardless of occupancy. A vacant residential property does not qualify for the owner-occupier concession, so it is taxed at the higher non-owner-occupier rates (12% to 36%). There is no vacancy exemption.
IRAS — Property Tax RatesCommercial and industrial property (and land) is taxed at a flat 10% of Annual Value. There are no progressive bands, no tax-free threshold, and no owner-occupier concession or rebate. The tax is simply 10% of the AV.
IRAS — Property Tax RatesNo. The owner-occupier tax rates are a concession for a home you own and actually live in, and a married couple may claim it on one home only. A second residential property owned by the couple is taxed at the non-owner-occupier rates, even if a family member lives in it.
IRAS — Property Tax RatesProperty tax is worked out band by band. Each slice of your Annual Value is taxed at the rate for that band, and the results are added together:
- The portion of AV inside each band is multiplied by that band’s rate
- The tax from every band is summed to give the tax before rebate
- Any owner-occupier rebate is then deducted to give the tax payable
Because only the portion inside each band is taxed at that band’s rate, your effective rate is always lower than your top marginal rate.
IRAS — Property Tax RatesThe relationships behind the property tax estimate. Your actual bill is issued by IRAS.
Tax per band
Each slice of AV taxed at its own rate.
Only the portion inside the band is taxed at that rate
Tax before rebate
Sum of the tax from every band.
Non-residential is simply 10% × AV
2026 rebate
Owner-occupied homes only.
HDB 15%; private 10% capped at SGD 500
Tax payable
Gross tax less any rebate.
Effective rate = Payable ÷ AV
Important Disclaimer
For educational and informational purposes only. This tool produces estimates of the annual property tax on a Singapore property based on its Annual Value (AV). It applies the IRAS owner-occupier and non-owner-occupier progressive residential rates, the flat 10% rate for non-residential property, and the 2026 owner-occupier property tax rebate of 15% for HDB flats and 10% (capped at SGD 500) for private homes. Figures are the sum of tax across the Annual Value bands, less any applicable rebate.
No warranty of accuracy. While Money Snap sources these rates and thresholds from the Inland Revenue Authority of Singapore (IRAS), this tool is provided "as is" without any express or implied warranty as to accuracy, completeness, or timeliness. Your actual property tax is assessed and billed by IRAS, may include adjustments, and depends on the Annual Value IRAS assigns and whether the owner-occupier concession applies. Property tax rates, Annual Values, and rebates are reviewed and revised by the authorities and may be out of date here.
Not financial advice. Information provided is general in nature only and does not take into account your personal objectives, financial situation, or needs. Results do not constitute financial, tax, or property advice. Before relying on any figure, check your Annual Value and property tax bill on the IRAS myTax Portal, and consider advice from a qualified tax professional.
Limitation of liability. To the maximum extent permitted by law, Money Snap accepts no liability for any loss, damage, cost, or expense arising from reliance on this tool or the information it produces. Users are responsible for verifying all figures with IRAS before relying on them. Use is subject to our Terms of Use.
Official data sources
Owner-occupier and non-owner-occupier progressive rates, the flat 10% non-residential rate, and the 2026 rebate are current IRAS figures. Your bill is issued by IRAS.