Singapore Property Tax Calculator 2025 — Annual Value Rates
Calculate Singapore residential property tax based on Annual Value (AV) for 2025. Instantly see owner-occupied and non-owner-occupied tax amounts using the current IRAS progressive rate bands.
How Singapore Property Tax Is Calculated
- IRAS assesses your Annual Value (AV): AV is the estimated gross annual rent if the property were rented out unfurnished, excluding maintenance fees. IRAS reviews AV annually based on prevailing rental data.
- Apply progressive bands: Tax = 0% on first S$12,000 AV, then 4%–32% on successive bands for owner-occupied; 12%–36% flat-start for non-owner-occupied.
- Bill issued December, due January 31: IRAS sends the tax bill annually. Owner-occupiers receive the concessionary rate automatically if the property is registered as their main residence.
Singapore Property Tax Guide 2025 — AV, Rates and Payment
Property tax in Singapore is an annual levy on all properties, administered by IRAS. The tax is based on the Annual Value (AV) — not the market value — and is paid by the property owner, not the occupier. Owner-occupiers who live in their property as a primary residence receive a significant concessionary rate compared to investment or rental properties.
2025 Owner-Occupied Property Tax Rates (Effective 1 Jan 2024)
| Annual Value Band | Rate |
|---|---|
| First S$12,000 | 0% |
| S$12,001 – S$22,000 | 4% |
| S$22,001 – S$30,000 | 6% |
| S$30,001 – S$40,000 | 10% |
| S$40,001 – S$55,000 | 14% |
| S$55,001 – S$70,000 | 20% |
| S$70,001 – S$85,000 | 26% |
| Above S$85,000 | 32% |
Non-Owner-Occupied Property Tax Rates (Effective 1 Jan 2024)
| Annual Value Band | Rate |
|---|---|
| First S$30,000 | 12% |
| S$30,001 – S$45,000 | 20% |
| S$45,001 – S$60,000 | 28% |
| Above S$60,000 | 36% |
For property investors, the non-owner-occupied rate significantly increases holding costs. A rental property with AV S$30,000 pays S$3,600/year (12%) — nearly 4x the S$880/year an owner-occupier pays on the same AV. This forms part of the true yield calculation for investment properties. Use our Singapore Rental Yield Calculator to include property tax in net yield.
Sources: IRAS Property Tax Rates — iras.gov.sg/taxes/property-tax. Reviewed May 2025.
Frequently Asked Questions
The Annual Value (AV) is IRAS's estimate of the gross annual rent the property could achieve if rented out unfurnished, excluding maintenance fees. IRAS reviews AV annually and publishes it on the myTax Portal. Property tax is calculated as a percentage of AV using progressive bands.
For owner-occupied residential properties from 1 January 2024: 0% on the first S$12,000 of AV, 4% on S$12,001–S$22,000, 6% on S$22,001–S$30,000, 10% on S$30,001–S$40,000, 14% on S$40,001–S$55,000, 20% on S$55,001–S$70,000, 26% on S$70,001–S$85,000, and 32% above S$85,000.
Property tax bills are sent by IRAS in December each year, covering the following calendar year. Payment is due by 31 January. You can pay by GIRO, internet banking, AXS machines, or cheque. Late payment attracts a 5% penalty on the outstanding amount.
Yes. All HDB flat owners must pay property tax based on AV. Most HDB flat owners receive the owner-occupier concessionary rate (0% on the first S$12,000 AV), and given most HDB AVs fall in the lower bands, many pay very little. A typical 4-room HDB flat with an AV of S$12,000–S$16,000 might pay between S$0–S$160 in property tax annually.
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