Property Tax Singapore 2026
Understand Annual Value (AV), owner-occupier vs non-owner-occupier rates, and how to calculate your annual property tax bill. Based on IRAS official rates.
How Property Tax Is Calculated
Singapore property tax is based on the Annual Value (AV) of your property. The estimated yearly rent if the property were let out. IRAS determines AV based on comparable market rental transactions.
Formula: Property Tax = Annual Value × Applicable Tax Rate
There are two tax rate structures:
- Owner-Occupier Rates (lower). For properties where the owner lives in it
- Non-Owner-Occupier Rates (higher). For rental, vacant, or company-owned residential property
Owner-Occupier Tax Rates (Residential)
Progressive rates. You pay the marginal rate on each bracket of AV:
| Annual Value Bracket | Tax Rate |
|---|---|
| First $12,000 | 0% |
| Next $28,000 (i.e., $12,001 – $40,000) | 4% |
| Next $10,000 (i.e., $40,001 – $50,000) | 6% |
| Next $10,000 (i.e., $50,001 – $60,000) | 10% |
| Next $15,000 (i.e., $60,001 – $75,000) | 14% |
| Next $15,000 (i.e., $75,001 – $90,000) | 20% |
| Next $15,000 (i.e., $90,001 – $105,000) | 26% |
| Above $105,000 | 32% |
Most HDB owner-occupiers pay little to no property tax due to low AVs. Private condo owner-occupiers typically pay a few hundred to a few thousand dollars per year depending on AV.
Non-Owner-Occupier Tax Rates (Residential)
Also progressive, but significantly higher:
| Annual Value Bracket | Tax Rate |
|---|---|
| First $30,000 | 12% |
| Next $15,000 | 20% |
| Next $15,000 | 28% |
| Above $60,000 | 36% |
Applies when the residential property is rented out, vacant, or owned by a company. This is a major consideration for investors. Property tax significantly reduces rental yield.
Example Calculations
Owner-Occupier. HDB with AV $14,000
First $12,000 @ 0%$0
Next $2,000 @ 4%$80
Annual property tax$80
Owner-Occupier. Condo with AV $40,000
First $12,000 @ 0%$0
Next $28,000 @ 4%$1,120
Annual property tax$1,120
Non-Owner-Occupier (Rented Out). Condo with AV $40,000
First $30,000 @ 12%$3,600
Next $10,000 @ 20%$2,000
Annual property tax$5,600
Same property, 5× the tax if you rent it out vs live in it. Factor this into rental yield calculations.
When and How to Pay
Due date: 31 January of each year.
Payment methods:
- GIRO (recommended). Monthly installments over 12 months, no interest
- One-time payment via internet banking or AXS
- myTax Portal (PayNow, credit card with admin fee)
Late payment: 5% penalty on unpaid amount, plus additional 1% per month if still outstanding.
Frequently Asked Questions
What is Annual Value (AV) in Singapore property tax?
Annual Value is the estimated annual gross rent of the property if it were rented out, as determined by IRAS. AV is the basis for calculating property tax. IRAS reviews AV periodically and publishes it on the property's tax notice.
What's the difference between owner-occupier and non-owner-occupier rates?
Owner-occupier rates apply when the owner lives in the property as their primary home. These rates are lower and progressive. Non-owner-occupier rates apply when the property is rented out, vacant, or owned by a company. These rates are significantly higher. You must inform IRAS of any change in occupancy status.
When is property tax paid?
Property tax is payable annually by 31 January of each year. IRAS sends a tax notice in December/January showing the AV and tax amount. You can pay via GIRO (monthly installments), one-time electronic transfer, or through the myTax Portal. Late payment incurs a 5% penalty.
How do I find my property's Annual Value?
Log in to the IRAS myTax Portal with your Singpass, select Property → View Property Portfolio. Your property's AV is shown along with the tax calculation. You can also check your tax bill when it arrives.
Can I contest the Annual Value assessed by IRAS?
Yes. If you believe your property's AV is incorrect, you can file an objection with IRAS within 30 days of the AV notice. You'll need to provide evidence such as comparable rental transactions to support your case.
Are there any property tax rebates or exemptions?
The government occasionally announces property tax rebates in the annual Budget. Owner-occupiers already benefit from progressive rates starting at 0%. Charities and certain educational/religious properties may qualify for full exemption. Check IRAS for current rebate schemes.
Planning a property purchase?
Jet can help you estimate total annual ownership costs (property tax + maintenance + mortgage) so you see the full picture before committing. No obligation, data-driven.