Singapore property tax = Annual Value (AV) × progressive rates. If you live in the home, the first $12,000 of AV is tax-free and rates run from 4% to 32%. If it's rented out or vacant, rates run from 12% to 36% on every dollar. For 2026, owner-occupiers also get a one-off rebate: 15% for HDB flats and 10% (up to $500) for private homes. A condo you live in with a $36,000 AV pays $864 in 2026; rented out, it pays $4,800.
What Annual Value Is and How IRAS Sets It
Annual Value is not your purchase price, valuation or loan amount. It's IRAS's estimate of the gross yearly rent your property could earn if it were rented out, excluding furniture, furnishings and maintenance fees. IRAS bases it on rents achieved by comparable units nearby (similar size, age, location and tenure), whether or not you actually rent yours out.
- Why your bill can change without any change in rates: IRAS reviews AVs every year in line with market rents. When rents rose sharply in 2022–2023, many AVs, and bills, rose with them.
- Where to find yours: your property tax bill (sent each December) or the "Property" section of myTax Portal.
- If you disagree: you can object within 30 days of the Valuation Notice, with rental evidence for comparable units.
The estimator in the calculator takes 12 months of market rent, removes a furniture allowance and the maintenance fee, and gives a rough AV. It's useful before you buy, but your IRAS AV always takes priority.
Owner-Occupier Property Tax Rates (2026)
These bands have applied since 1 January 2025, when the tax-free band was raised from $8,000 to $12,000 to offset higher AVs. They're unchanged for 2026.
| Annual Value band | Rate | Tax at top of band |
|---|---|---|
| First $12,000 | 0% | $0 |
| Next $28,000 ($12,001 – $40,000) | 4% | $1,120 |
| Next $10,000 ($40,001 – $50,000) | 6% | $1,720 |
| Next $25,000 ($50,001 – $75,000) | 10% | $4,220 |
| Next $10,000 ($75,001 – $85,000) | 14% | $5,620 |
| Next $15,000 ($85,001 – $100,000) | 20% | $8,620 |
| Next $40,000 ($100,001 – $140,000) | 26% | $19,020 |
| Above $140,000 | 32% | — |
The top rate rose from 16% before 2023 to 23% in 2023 and 32% from 2024. The increases target high-value homes; most HDB flats stay in the 0–4% bands.
Non-Owner-Occupier Rates (Rented-Out or Vacant, 2026)
| Annual Value band | Rate | Tax at top of band |
|---|---|---|
| First $30,000 | 12% | $3,600 |
| Next $15,000 ($30,001 – $45,000) | 20% | $6,600 |
| Next $15,000 ($45,001 – $60,000) | 28% | $10,800 |
| Above $60,000 | 36% | — |
There's no tax-free band. For a landlord, property tax is often the largest holding cost after the mortgage: 12% of AV is roughly 1.4 months' rent on a typical unit. It's deductible against rental income for income tax, so the after-tax cost is lower.
The One-Off 2026 Property Tax Rebate
- Owner-occupied HDB flats: 15% off the 2026 property tax.
- Owner-occupied private homes (condos, landed, ECs): 10% off, capped at $500.
- Rented-out, vacant and non-residential property: no rebate.
The rebate was deducted automatically from the 2026 bill issued in December 2025; there's nothing to apply for. It's a one-year measure, so budget for the full amount in 2027 unless a new rebate is announced. Because most HDB flats have AVs close to $12,000, many HDB owners pay $0 and the rebate makes no difference to them.
Property Tax by Annual Value (2026)
| Annual Value | Owner-occ. before rebate | HDB after 15% | Private after rebate | Rented out |
|---|---|---|---|---|
| $12,000 | $0 | $0 | $0 | $1,440 |
| $15,000 | $120 | $102 | $108 | $1,800 |
| $18,000 | $240 | $204 | $216 | $2,160 |
| $24,000 | $480 | $408 | $432 | $2,880 |
| $30,000 | $720 | — | $648 | $3,600 |
| $36,000 | $960 | — | $864 | $4,800 |
| $48,000 | $1,600 | — | $1,440 | $7,440 |
| $60,000 | $2,720 | — | $2,448 | $10,800 |
| $100,000 | $8,620 | — | $8,120 | $25,200 |
| $150,000 | $22,220 | — | $21,720 | $43,200 |
"—" = AV level not typical for HDB flats. Private rebate is 10% up to $500, so it's capped from $5,000 of tax upward.
Bills, Due Dates and GIRO
Property tax is charged in advance for the calendar year. IRAS issues the bill in December, and payment is due by 31 January. Paying by GIRO spreads it over up to 12 interest-free monthly instalments. Late payment attracts a 5% penalty, and further penalties if it stays unpaid. When you sell, the buyer and seller split the year's tax by the number of days each owned the property, usually through the conveyancing lawyers.
Legitimate Ways to Pay Less Property Tax
- Check that you're on owner-occupier rates. After you move in, look at your bill or myTax Portal. If you're still being charged non-owner-occupier rates, apply for owner-occupier rates straight away. The difference on a typical condo is thousands of dollars a year.
- Renting out rooms doesn't cost you the concession. You keep owner-occupier rates as long as you still live in the property.
- Object to an AV you think is too high within 30 days, using rental evidence from similar units.
- Claim property tax against rental income if you're a landlord. It's a deductible expense for income tax.
Related Tools & Guides
Frequently Asked Questions
Multiply your property's Annual Value by the progressive rates that apply to its use. Owner-occupier rates are 0% to 32%, with the first $12,000 tax-free. Non-owner-occupier rates are 12% to 36%. Deduct any rebate. The calculator above shows each band.
Check your latest property tax bill or log in to myTax Portal and view your property's details. To estimate AV before buying, use the market rent for similar units (excluding furniture and maintenance fees) × 12.
A one-off rebate for owner-occupied homes only: 15% of the 2026 property tax for HDB flats and 10% (capped at $500) for private residential properties. It was applied automatically to the 2026 bill.
Yes, on the same owner-occupier rates, but most HDB flats have an AV close to or below $12,000, which is tax-free. A flat with a $15,000 AV pays $120 before the rebate and $102 after the 2026 HDB rebate.
Because the Annual Value went up. IRAS revises AVs each year based on market rents, so rising rents increase property tax even when the rate table stays the same.
No. The owner-occupier concession applies to one residential property per individual, and a married couple can claim it on only one home between them.
By 31 January each year for that calendar year, based on the bill issued in December. With GIRO you can pay in up to 12 interest-free monthly instalments.
Rates are the 2026 residential rates published by IRAS. The rent-based AV estimator is a rough guide only; IRAS determines your actual Annual Value. Non-residential property, partial owner-occupation and exemptions are not covered.