Since 2009, the Goverment has introduced a
series of additional regulatory measures in an effort to cool and ensure a stable sustainable property market.
Below is a closer look at some of these measures and its applicability and impact to the Executive Condominium
disclaimer: While every reasonable care has been taken to prepare the contents of this summary, the author cannot
be held responsbile for any inaccuracy. Please check with the appropriate parties for the latest update or
interpretation of the measures before booking and/or contract execution)
a. Buyer's Stamp
The buyer is responsible to pay the Buyer's
Stamp Duty (BSD) to Inland Revenue Authority of Singapore within 2 weeks upon signing the Sales and Purchase
The BSD is based on the Purchase Price or
Market Value, whichever is higher
First $180,000 – 1%
Next $180,000 – 2%
Thereafter - 3%
If the purchase price is more than $360,000,
the simplified mathematical formula is:
BSD = 3% of purchase price/market value minus $5,400
b. Additional Buyer's Stamp
In addition to the buyer stamp duty, ABSD was
first introduced on 8 December 2011 to curb foreigner and speculative demand for residential property. The ABSD is
further revised on 12 Jan 2013, as follows:
For Executive Condomimium and new HDB flat
which are subjected to HDB Regulations on Ownership, there is a special concession and rate. Reference
IRAS e-Tax guide Stamp Duty; ABSD Revised Edition
(published 11 Jan 2013), para 10.1 & 10.2
* ABSD will be remitted for purchase of HDB flat or new EC by a SC
household only (one where there is at least one Singaporean owner).
* ABSD of 5% will be payable for purchase of HDB flat by Singapore PR.
* Purchase of second residential property by a SC household may qualify for ABSD refund subject to ABSD being paid
on the second residential property and the first property being sold within 6 months from date of TOP (for BUC
To put it simply, for the purchase of a new EC unit, SC/SC household do not need to pay ABSD.
Similarly, a SC/SPR married couple also do not need to pay ABSD if they purchase an EC.
+ I am a SC married to a SPR. We jointly own a 3-room HDB flat. If we upgrade to a 5-room flat, do we need to pay ABSD?
+ I am a SC married to a SPR. Both of us do not own any property in Singapore. If we jointly purchase our first matrimonial home, do we need to pay ABSD?
More details on ABSD and its FAQs can be found in
IRAS's e-Tax guide on ABSD
There is no resale levy for 2nd timer
applicants who applied for new EC from developer where the land was sold before 9 Dec 2013 or a HDB resale flat or
The resale levy will be applicable for 2nd
timer applicants who applied for new EC unit on EC land sales after 9 Dec 2013 (i.e from Westwood Avenue
The exact resale levy amount to be paid will be determined by HDB. It
applies regardless of ownership type (joint-tenancy or tenancy-in-common) or shared interest in the
flat. The levy amount payable depends on when the resale application for the 1st subsidised
flat was submitted.
When and how the resale levy payment is
2. For Buyer and
Below are some key regulatory measures to loan
a) Loan Tenure or Repayment Period
From 28 August 2013, the maximum repayment period has been
- From 30 years to 25 years for new housing loan from HDB.
(Not applicable for EC)
- From 35 years to 30 years for new housing loan and
re-financing facilities from bank .
c. Total Debt Servicing Ratio
Effective from 29 June 2013, any loan extended should not exceed the a TDSR threshold of 60%. It
means that the total debt of borrowers cannot be more than 60% of their household income. The key parameters used to compute the TDSR are:
Under the TDSR framework, for the purchase of new EC, existing mortgage repayment (if any) can
be excluded from total debt. It means that HDB upgraders with an existing housing
loan will be given a higher loan limit for the purchase of EC versus private property.
To curb 'flipping or sub-sale' activities, the
Seller Stamp Duty (SSD) was imposed onto sellers who bought and
sold the property within a short holding period. From 13 January 2011, the current rates for
residential property are as follows:
As the Minimum Occupation Period for an EC is 5 years before it can be sold, this
measure has no impact on EC.
4. Finally, for the EC Developer as
From 12 January 2013,
The maximum strata title floor area of new EC will be limited to 160 square
· Sales of new dual key EC units will be
limited to multi-generational families only
· Developer of future EC sites will only be
allowed to launch the EC units for sale 15 months from the date of award of the sites or after the completion of
foundation works, whichever is earlier.
· Private enclosed space (PES) and private
roof terraces will be treated as gross floor area (GFA) approved or allowed for the site. Such spaces will be
counted as part of the “10% bonus” GFA allowed and subject to payment of development charges.
1. MAS's press release on 5 Oct 2012
2. Additional Measures to Ensure a Stable and Sustainable Property Market
MAS Introduces Debt Servicing Framework for Property Loans
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