Singapore Property Tax 2026: Rates, Annual Value and Rebates

Property tax is an annual cost of owning real estate in Singapore. It applies whether a home is occupied by its owner, rented out or left vacant. What changes the bill is the property’s Annual Value (AV), the applicable progressive rate schedule and, for eligible homes in 2026, a one-off rebate.

This guide reflects the rules published by IRAS and the Ministry of Finance as at 26 August 2026. It focuses on residential property tax, which should not be confused with Buyer’s Stamp Duty, Additional Buyer’s Stamp Duty or Seller’s Stamp Duty. Those transaction taxes form a separate part of Singapore’s property cooling-measure framework.

How Annual Value determines the starting point

IRAS defines the AV of a building as its estimated gross annual rent if it were rented out, excluding furniture, furnishings and maintenance fees. It is based on estimated market rents for comparable properties rather than the rent an owner actually receives. A home can therefore have an AV even when it is owner-occupied or vacant.

In assessing a building, IRAS considers comparable rentals in the vicinity, size, location, condition and other relevant physical attributes. It reviews AVs yearly and may revise an AV when current rental evidence no longer supports it. A material physical change to the property may also lead to a revision from the date of that change.

Owners can view the current AV and historical information through the View Property Summary service in myTax Portal. If IRAS issues a Valuation Notice and the owner disagrees with the AV or effective date, an objection must generally be lodged within 30 days of the notice. An objection should be supported by relevant rental evidence; mortgage interest, utilities, insurance and taxes are not deductions from AV.

Owner-occupier residential rates in 2026

Owner-occupier rates apply when the owner lives in the residential property. The schedule effective from 1 January 2025 continues to be the schedule shown by IRAS in 2026. It is progressive: each slice of AV is taxed at its own marginal rate, not the whole AV at the highest rate reached.

For example, an owner-occupied home with an AV of $36,000 has tax before any rebate of $960: the first $12,000 is taxed at 0% and the remaining $24,000 at 4%. At an AV of $84,000, the pre-rebate tax is $5,480 after applying each band in turn. These examples follow the official IRAS residential property tax rates and calculations.

The concession is generally available for only one home owned and occupied by an owner. A subsequent residential property is taxed at non-owner-occupier rates even if the owner treats it as a second home. IRAS also states that married owners may receive owner-occupier rates on only one owner-occupied home, whether the homes are held jointly or separately.

Non-owner-occupier rates for rental, second and vacant homes

A residential property that the owner does not occupy normally falls under the non-owner-occupier schedule. This includes a let-out investment property, a second home that does not qualify for the concession and a vacant residential unit. Vacancy by itself does not produce a property tax relief.

These rates have applied since 1 January 2024. A non-owner-occupied home with an AV of $36,000 incurs $4,800: $3,600 on the first $30,000 and $1,200 on the next $6,000. At an AV of $84,000, the bill is $19,440. The difference from the owner-occupied examples is material, so buyers planning their next step from a BTO, resale flat or EC should include the intended occupancy and annual holding tax in their affordability sums.

IRAS publishes a limited exclusion list for certain residential uses, including prescribed welfare, staff, student and worker accommodation. Ordinary landlords and owners of vacant homes should not assume those exceptions apply.

The verified one-off property tax rebate for 2026

The Government has confirmed a one-off rebate for owner-occupied residential properties for the 2026 tax year. Owner-occupied HDB flats receive 15% of property tax payable. Owner-occupied private residential properties receive 10%, capped at $500. IRAS offsets the rebate automatically against the 2026 bill, so eligible owners do not apply separately.

For the $36,000 AV owner-occupied private-home example, the $960 pre-rebate tax falls by $96 to $864. For the $84,000 AV example, 10% would be $548, but the cap limits the rebate to $500, producing a net bill of $4,980.

The rebate does not extend to non-owner-occupied residential properties. It is also expressly a 2026 one-off measure, not a permanent reduction in rates and not something owners should build into later-year budgets. The full terms appear in the Ministry of Finance announcement and the IRAS 2026 property tax bill guide.

What owners should check on their bill

• Confirm the AV: compare it with the Valuation Notice and current property summary, remembering that it is an estimated market rent rather than the sale price or actual contracted rent.
• Check the rate indicator: the bill should state whether owner-occupier or non-owner-occupier residential rates were used. An owner living in a home that is shown at non-owner-occupier rates can use IRAS’s digital service to apply for the concession.
• Verify the 2026 rebate: eligible owner-occupied HDB and private homes should see the automatic offset. Do not expect it on a rented or vacant residential unit.
• Budget beyond the rebate: use the pre-rebate tax when assessing recurring costs, because the 2026 support is temporary and AV can move with market rents.

Property tax is ultimately a holding cost driven by rental-based AV and occupancy status. Reading the AV, applying each progressive band and then subtracting only a confirmed rebate gives owners a much clearer figure than relying on a headline percentage.