Property tax on a home is its Annual Value taxed band by band, across 8 bands for a home its owner lives in and 4 bands for any other home.
Reviewed by the Swee Homes data desk on 6 Oct 2026. Sources: IRAS. Next check due 4 Jan 2027.
What Annual Value is, and who sets it
Annual property tax is calculated by multiplying the Annual Value (AV) of the property with the Property Tax Rates that apply to you. Residential rates are applied on a progressive scale.
The AV of buildings is the estimated gross annual rent of the property if it were to be rented out, excluding furniture, furnishings and maintenance fees.
It is determined based on estimated market rentals of similar or comparable properties and not on the actual rental income received.
IRAS reviews the AV of properties yearly to reflect the changes in the market rental values of comparable properties. If a property undergoes physical change that could materially affect its rental value, IRAS will also revise the AV from the date of change. IRAS sends property owners a Valuation Notice of any upward or downward adjustment.
Owners can check the AV of the current year and up to the past four years of their property using IRAS's 'View Property Summary' digital service.
Property tax is payable and assessed for all residential properties regardless of whether the property is owner-occupied, vacant or rented out.
Owner-occupier rates (residential)
Owner-occupied residential properties are condominiums, HDB flats or other residential properties where the owner lives in the property. They enjoy owner-occupier tax rates.
Owner-occupier rates, effective 1 Jan 2025, by Annual Value: first $12,000 at 0% ($0); next $28,000 at 4% ($1,120); next $10,000 at 6% ($600); next $25,000 at 10% ($2,500); next $10,000 at 14% ($1,400); next $15,000 at 20% ($3,000); next $40,000 at 26% ($10,400); above $140,000 at 32%. Cumulative tax at $40,000 is $1,120, at $50,000 is $1,720, at $75,000 is $4,220, at $85,000 is $5,620, at $100,000 is $8,620 and at $140,000 is $19,020.
IRAS publishes these rates in a table. Owner-occupier tax rates in this table apply from 1 Jan 2025.
Non-owner-occupier residential rates
Non-owner-occupied properties are condominiums, HDB flats or other residential properties that the owner does not live in. Owner-occupier tax rates do not apply. The non-owner-occupier rates apply except for properties on IRAS's exclusion list. IRAS keeps that exclusion list on its property tax rates page, linked below.
Non-owner-occupier residential rates, effective 1 Jan 2024, by Annual Value: first $30,000 at 12% ($3,600); next $15,000 at 20% ($3,000); next $15,000 at 28% ($4,200); above $60,000 at 36%. Cumulative tax at $45,000 is $6,600 and at $60,000 is $10,800.
IRAS publishes these rates in a table. Non-owner-occupier residential tax rates in this table apply from 1 Jan 2024.
How owner-occupier status is granted
You (as an individual or a married couple) must own and reside in the residential property to qualify for owner-occupier tax rates.
If a married couple owns 2 homes, the concession can only be applied to 1 home, even if the couple occupies both and regardless of whether they are owned jointly or separately. If you partially let out your home while still living in it, you are still eligible for the owner-occupier tax rates.
Owner-occupier tax rates are applied automatically to buyers of new or resale HDB and DBSS flats and new executive condominiums. For a Singapore Citizen or Singapore Permanent Resident who has bought a new or resale private residential property, they are applied automatically when the buyer and spouse are not currently enjoying owner-occupier tax rates on any other residential property. If you do not intend to reside in the property, notify IRAS to withdraw the rates through the 'Apply/Withdraw Owner-Occupier Tax Rates' digital service.
If you are residing in your property but it is taxed at non-owner-occupier residential tax rates, you can apply for the owner-occupier tax rates via IRAS's 'Apply/Withdraw Owner-Occupier Tax Rates' digital service. If there is an existing lease and you plan to move in after it is pre-terminated, you can apply with supporting documents showing the lease has been pre-terminated.
Owner-occupier tax rates are not applicable if you have wholly rented out your property, have sold it, the property is owned by a company, trust, association or body of persons, the property is commercial or industrial, the property is vacant, or the property is not occupied by the owner(s) in IRAS's valuation list.
When owner-occupier rates are withdrawn or lost
Owner-occupier status follows how the home is used, so it can end, move or pause.
Owner-occupier tax rates are withdrawn if you move out of the property. IRAS asks owners to notify it through the 'Apply/Withdraw Owner-Occupier Tax Rates' digital service to avoid any penalty for late or non-notification.
If you own a private property or HDB flat (A) and recently purchased another private property (B), you can apply for the owner-occupier tax rates for B if you are living in it, and the concession on A ceases from the date you start enjoying the owner-occupier tax rates on B. If you jointly own 2 residential properties with someone other than your spouse (for example parents or siblings), you can apply for the concession for each property.
If you reside outside Singapore temporarily for official or business purposes, owner-occupier tax rates can still apply so long as the residential property is maintained as your home and is not rented out.
When an owner who qualified for owner-occupier tax rates passes away, IRAS continues to apply the concession for up to 2 years from the owner's passing or the date of transfer of the property, whichever is earlier. The rates move to the higher non-owner-occupier tax rates if the estate still holds the property after the 2 years, or if the property is wholly tenanted during that period.
If you rent out part or all of the home
The rate follows who lives in the home, not whether any rent is collected.
An owner who lives in the property and has rented out 2 of its 3 rooms remains eligible for owner-occupier tax rates, as long as the owner is residing in the property. If the rates were inadvertently withdrawn, the owner writes to IRAS with a copy of the tenancy agreement (and any HDB approval letter on room rentals) for IRAS to review the applicable rates.
If you let out your whole residential property, the owner-occupier tax rates (if applied on your property) are withdrawn from the date of letting, and you pay higher property tax based on the non-owner-occupier residential tax rates.
When you let out your property, you need to inform IRAS within 15 days after the letting for property tax purposes. When the lease document is stamped via the myTax Portal, IRAS is notified of the rental and you need not inform IRAS separately. The penalty for non-compliance is a fine of up to $5,000 and interest on the tax at such rate as may be prescribed (if any).
The lower rates do not come back by themselves when the tenancy ends.
When a tenancy ends, owner-occupier tax rates are not applied automatically. An owner who has moved back in must reapply through the 'Apply/Withdraw Owner-Occupier Tax Rates' digital service. If the lease was pre-terminated, the owner applies with supporting documents showing that (IRAS's examples include a tenancy termination agreement, an HDB termination letter, a renovation contract or a mover's invoice). If the owner chooses not to move back and leaves the property vacant, the non-owner-occupier residential tax rates continue to apply.
If a property is vacant pending the next tenancy, owner-occupier tax rates are not applicable and property tax stays payable at the residential (non-owner-occupier) rates. If the owner has moved in for that period, the owner writes to IRAS to confirm that they have been residing in the property and provides documentary evidence.
A late claim also costs money.
Under the Property Tax Act, claims for refund of tax paid are limited to the 5 preceding years from the year the owner-occupier application is submitted. IRAS is unable to accede to appeals for refunds beyond 5 back years, and asks owners to claim within 5 years of becoming eligible to qualify for a full refund.
The rent and the property are taxed separately, and an empty home gets no break.
Property tax is imposed on the ownership of property, while income tax is imposed on the rental income earned, so an owner who rents out a residential property is not taxed twice on the same thing. Rent received from renting out a property in Singapore may be subject to income tax.
Property tax is levied on ownership of a property whether it is occupied or vacant. There is no relief for vacant properties, and vacant residential properties are taxed at the non-owner-occupier residential tax rates.
Who pays property tax
Property tax is payable by the person who receives rent from a property, whether on his own account or as agent or trustee for another person, or who would receive the same if the property were let, and includes the person whose name is entered in the Valuation List. For properties with more than 1 owner, all owners are collectively responsible.
Buying or selling mid-year changes who owes what.
Once a property is transferred to you, you are liable for any outstanding property tax, including arrears that should have been paid by the previous owner. Your lawyer apportions the current year's tax between the seller and you, because IRAS does not apportion property tax liabilities between the parties. The seller's lawyer files a Notice of Transfer to IRAS within one month of the sale or property transfer.
When the bill is issued and when it is due
Property tax is payable yearly in advance. At the end of each year, IRAS sends property owners the property tax bill for the following year.
The annual property tax bill must be paid by 31 Jan every year or by the due date stated in the bill. Property owners not paying through GIRO must pay property tax for the whole year by that date.
Owners who opt for GIRO receive their instalment deduction plan with their property tax bills. IRAS encourages GIRO payment, with up to 12 months interest-free instalments or a one-time GIRO deduction.
All other property tax notices (for example a new assessment or a revised Annual Value) must be paid 1 month from the date of notice, if not paying by GIRO.
During the year, IRAS may send a Valuation Notice with the Annual Value for a new property or a revised Annual Value for an existing property.
The 12-month GIRO instalment cycle normally starts in Jan and ends in Dec. If you join GIRO after Jan, the instalment deduction starts in the month after your GIRO application is approved and ends in Dec. If a GIRO deduction fails because of insufficient funds or incorrect limits, IRAS cancels the GIRO plan.
If the bill is paid late
Unless the owner is on an approved instalment plan, a 5% late payment penalty is imposed on the unpaid tax if full payment is not received by the due date. IRAS's example: a bill dated 16 Dec 2024 for the 2025 property tax, with $1,000 payable and still unpaid on 31 Jan 2025, attracts a penalty of $50.
If the tax is not paid by the due date, IRAS may also appoint agents such as the owner's bank, employer, tenant or lawyer to recover the overdue tax, and may initiate the sale of the property by public auction to settle it. IRAS says this list is not exhaustive.
An owner who has filed an objection and is awaiting the outcome must still pay the tax shown on the bill. Excess payment is refunded if the bill is revised, and the late payment penalty is recalculated on the revised tax.
A late payment penalty waiver is appealed through the 'Appeal for Penalty Waiver' digital service on the myTax Portal. IRAS considers an appeal only if the overdue tax is paid in full by the due date stated in the late payment penalty notice and no waiver has been granted in the past 2 calendar years.
Objecting to the Annual Value
The Annual Value is the part of the bill an owner can contest. The rates are not.
You can object to the Annual Value and/or its effective date. You should not object to the property tax rates, as they are fixed according to the occupancy status of the property (owner-occupied or non-owner-occupied). In your objection you state your desired Annual Value, the effective date and the grounds, including any evidence to support your desired Annual Value.
IRAS lists these as not valid grounds for an objection: the tax rates are too high; there is no rental income because the property is owner-occupied; financial hardship.
You may object to the proposed Annual Value and/or effective date of assessment within 30 days from the date of the Valuation Notice. You may also object to the Annual Value shown in the Valuation List at any time in the year even if you do not receive a Valuation Notice, but objections to the values in the Valuation List have to be made by 31 Dec of the year of the Valuation List.
IRAS says objections against the Annual Value of residential properties are generally resolved within 6 months to a year, and complex cases may take longer. You can check the status in the 'Object to Annual Value' digital service.
If IRAS disallows the objection in whole or in part, there is one further step.
You may appeal to the Valuation Review Board within 30 days of the notice of IRAS's decision to disallow or partially allow the objection.
Some changes need no objection at all.
IRAS lists requests that need no objection because dedicated digital services handle them: reinstating owner-occupier tax rates after moving back into a previously let property, revising the Annual Value of a recently completed landed residential property that has obtained TOP/CSC, and applying for or changing a GIRO instalment plan.
Worked example
We worked these out from IRAS's bands; they are examples, not IRAS figures.
Here is one home with an Annual Value of $60,000, worked through under both sets of bands.
Owner-occupier, Annual Value $60,000, rates effective 1 Jan 2025: first $12,000 x 0% = $0; next $28,000 x 4% = $1,120; next $10,000 x 6% = $600; next $10,000 (the part of the $25,000 band from $50,000 to $60,000) x 10% = $1,000. Total $0 + $1,120 + $600 + $1,000 = $2,720 a year. Check: IRAS's cumulative tax at $50,000 is $1,720, plus $1,000 = $2,720.
Non-owner-occupier, Annual Value $60,000, rates effective 1 Jan 2024: first $30,000 x 12% = $3,600; next $15,000 x 20% = $3,000; next $15,000 x 28% = $4,200. Total $3,600 + $3,000 + $4,200 = $10,800 a year, matching IRAS's cumulative figure at $60,000.
The same Annual Value gives a different bill depending on whether the owner lives in the home. The Annual Value is on the property tax bill, and IRAS's property tax rates page is linked below.
Here are three more cases, worked the same way.
An owner-occupied home with a higher Annual Value:
Owner-occupier, Annual Value $90,000, rates effective 1 Jan 2025: IRAS's cumulative tax at $85,000 is $5,620; the next $5,000 x 20% = $1,000. Total $5,620 + $1,000 = $6,620 a year.
A home at the top band:
Owner-occupier, Annual Value $150,000, rates effective 1 Jan 2025: IRAS's cumulative tax at $140,000 is $19,020; the remaining $10,000 is above $140,000, so x 32% = $3,200. Total $19,020 + $3,200 = $22,220 a year.
The same $90,000 home when part of it, or all of it, is let out:
Annual Value $90,000. If the owner lives in the home and rents out some rooms, IRAS keeps the owner-occupier rates, so the tax stays at $6,620 a year. If the owner lets out the whole home, IRAS withdraws the owner-occupier rates from the date of letting and the non-owner-occupier rates (effective 1 Jan 2024) apply: first $30,000 x 12% = $3,600; next $15,000 x 20% = $3,000; next $15,000 x 28% = $4,200; the remaining $30,000 above $60,000 x 36% = $10,800. Total $21,600 for a whole year. The IRAS pages read do not say how a bill is split when letting starts part-way through a year, so only whole-year figures are shown.
Common questions
What is Annual Value?
It is IRAS's estimate of the yearly rent a property could fetch on the market, not the rent the owner actually receives.
What are the owner-occupier property tax rates?
They rise in 8 bands as the Annual Value goes up. Owner-occupier rates, effective 1 Jan 2025, by Annual Value: first $12,000 at 0% ($0); next $28,000 at 4% ($1,120); next $10,000 at 6% ($600); next $25,000 at 10% ($2,500); next $10,000 at 14% ($1,400); next $15,000 at 20% ($3,000); next $40,000 at 26% ($10,400); above $140,000 at 32%. Cumulative tax at $40,000 is $1,120, at $50,000 is $1,720, at $75,000 is $4,220, at $85,000 is $5,620, at $100,000 is $8,620 and at $140,000 is $19,020.
What property tax do I pay if I rent out my home?
If you let out the whole home, owner-occupier rates stop applying and the non-owner-occupier rates apply instead, in 4 bands. Non-owner-occupier residential rates, effective 1 Jan 2024, by Annual Value: first $30,000 at 12% ($3,600); next $15,000 at 20% ($3,000); next $15,000 at 28% ($4,200); above $60,000 at 36%. Cumulative tax at $45,000 is $6,600 and at $60,000 is $10,800.
When must I pay the annual property tax bill?
By 31 January each year, or by the due date stated on the bill. Owners who opt for GIRO receive their instalment deduction plan with their property tax bills. IRAS encourages GIRO payment, with up to 12 months interest-free instalments or a one-time GIRO deduction.
How do I get owner-occupier rates?
For HDB and DBSS flats they are applied automatically. If you live in a property that is taxed at the other rates, you can apply to IRAS online.
Can I object to my Annual Value?
Yes, to the Annual Value and its effective date, but not to the tax rates. You may object to the proposed Annual Value and/or effective date of assessment within 30 days from the date of the Valuation Notice. You may also object to the Annual Value shown in the Valuation List at any time in the year even if you do not receive a Valuation Notice, but objections to the values in the Valuation List have to be made by 31 Dec of the year of the Valuation List.
Where do I find the Annual Value of my home?
On your property tax notice from IRAS. The property tax tool on this site uses that figure to estimate your yearly tax.
Try the tool: the property tax calculator.
Where to go next
Related guides
- How much stamp duty will I pay on a home?
- When I rent out my home, what stamp duty is payable on the lease?
- What is Seller's Stamp Duty (SSD), and how long must I hold a home to avoid it?
- When can I sell my HDB flat? (the Minimum Occupation Period)
About the data
Every figure on this page has its source and the date we checked it. We are not affiliated with any government body. General information, not financial advice.