How is property tax worked out in Singapore?

Property tax is the home’s Annual Value (AV) run through a progressive scale. IRAS’s property tax rates page says annual tax is the AV multiplied by the rates that apply to you. The owner-occupier rates, effective 1 January 2025, are 0% on the first S$12,000 of AV, then 4% on the next S$28,000, 6% on the next S$10,000, 10% on the next S$25,000, 14% on the next S$10,000, 20% on the next S$15,000, 26% on the next S$40,000 and 32% above S$140,000. IRAS’s own example: an AV of S$84,000 gives S$0 + S$1,120 + S$600 + S$2,500 + S$1,260 = S$5,480.

Which rates does my home get?

IRAS’s rates page says owner-occupier rates go to one home you own and live in. A second home, even one you occupy, is taxed at the non-owner-occupier residential rates, and so is a vacant one. Those rates, effective 1 January 2024, are 12% on the first S$30,000 of AV, 20% on the next S$15,000, 28% on the next S$15,000 and 36% above S$60,000. IRAS’s owner-occupier page says a wholly let-out or vacant property does not qualify, letting part of the home while you live in it does not lose the rates, and for a private home they apply automatically to a citizen or PR when neither they nor their spouse already enjoy them on another home. Our illustration: an AV of S$60,000 is S$2,720 owner-occupied and S$10,800 not. See also letting out a new launch.

Where do I find the Annual Value?

IRAS says you can check your property’s AV for the current year and up to the past four years in its “View Property Summary” digital service on myTax Portal. It describes a building’s AV as the estimated gross annual rent if let, excluding furniture, furnishings and maintenance fees, set from the market rents of comparable properties, not the rent you receive, and reviews it every year. For how the first bill on a new unit starts, see the first property tax bill on a new condo.

What was the one-off 2026 property tax rebate?

IRAS’s release of 28 November 2025 gives owner-occupied residential properties a one-off 2026 rebate: 15% for HDB flats, and 10%, capped at S$500, for private residential property, offset automatically against the 2026 bill. The table on IRAS’s 2026 bill page agrees, but its opening sentence says “up to 15%, capped at $500”; we follow the release and the table, which cap private property only. The tool shows the rebate only if you switch it on, as a separate line labelled 2026 only, and never for homes that are not owner-occupied. Our illustration: S$2,720 less 10% (S$272) leaves S$2,448.

What does this calculator not do?

  • It covers residential property only. IRAS taxes other properties at 10% of the AV, and some uses, such as hotels and serviced apartments, sit outside the non-owner-occupier residential scale.
  • It gives a full year, not a part-year amount such as the months after a new home’s TOP date.
  • It does not set the AV, apply other reliefs or concessions, or work out rental income tax.

How much is property tax on a condo with an AV of S$36,000?

S$960 at the owner-occupier rates and S$4,800 at the non-owner-occupier residential rates. At an AV of S$84,000 the figures are S$5,480 and S$19,440. These are IRAS’s examples 1 to 4 on its rates page.

Do I pay property tax on a vacant home?

Yes. IRAS taxes vacant residential property at the non-owner-occupier rates and gives no relief for it.

Can I get owner-occupier rates on two homes?

No. IRAS grants them to one property you own and occupy, and a married couple can claim them on only one home even if each lives in a different one.

Is property tax based on the rent I collect?

No. It is based on the AV, which IRAS estimates from market rents of comparable properties, not your actual rent.

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