Singapore charges property tax on a property’s Annual Value (AV), not on its price. In 2026, owner-occupied homes pay progressive rates from 0% to 32%, other residential properties such as rented-out homes pay 12% to 36%, and commercial and other non-residential properties pay a flat 10%. This guide gives every bracket, shows how to turn an AV into a bill, and covers the 2026 rebate.
TL;DR
- Owner-occupied homes: 0% on the first $12,000 of AV, rising in eight bands to 32% on AV above $140,000.
- Non-owner-occupied residential (investment or rented-out homes): 12% on the first $30,000 of AV, rising to 36% above $60,000.
- Commercial and other non-residential properties: a flat 10% of AV.
- For 2026, owner-occupied HDB flats get a 15% one-off rebate, and owner-occupied private homes get 10%, capped at $500.
Table of Contents
- What property tax is based on: Annual Value
- Owner-occupied residential rates for 2026
- Non-owner-occupied residential rates (investment and rented-out homes)
- Commercial and other non-residential properties
- How to calculate your bill from your AV
- The 2026 property tax rebate
- Which rate applies to you
- HDB or private: how property tax compares
- Our perspective
- Work with us on the numbers
- FAQ
- Sources
What property tax is based on: Annual Value
Property tax is a yearly tax on the owner. The base is the Annual Value, which IRAS estimates from the gross annual market rent of similar or comparable properties, taking into account location, size and condition. For land and development sites, the AV is 5% of the estimated freehold market value.
Rent is used rather than sale price because there are generally more rental transactions than sales, and sale prices move more sharply than rents. The government explains that this keeps property tax more stable.
IRAS reviews AVs every year to follow market rents. You can check your property’s current AV for free through the “View Property Summary” service on IRAS’s site. Your AV is not your market value and not your bank valuation. If you want to understand how those differ, see our guide on bank valuation versus market valuation.
Owner-occupied residential rates for 2026
If you live in the home as your own residence, you qualify for the concessionary rates. IRAS publishes these owner-occupier rates, effective 1 January 2025:
| Portion of Annual Value | Rate |
|---|---|
| First $12,000 | 0% |
| Next $28,000 (to $40,000) | 4% |
| Next $10,000 (to $50,000) | 6% |
| Next $25,000 (to $75,000) | 10% |
| Next $10,000 (to $85,000) | 14% |
| Next $15,000 (to $100,000) | 20% |
| Next $40,000 (to $140,000) | 26% |
| Above $140,000 | 32% |
The first band was raised to $12,000 to reflect the sharp rise in residential AVs over the past few years, according to the government’s explainer. The structure is progressive on purpose: owners of higher-value homes pay higher rates on the top slice of their AV.
The rates are marginal. Each rate applies only to the slice of AV inside its band, not to the whole AV. Crossing into a higher band does not raise the tax on the AV below it.
Non-owner-occupied residential rates (investment and rented-out homes)
If you do not live in the property, for example you rent it out or leave it vacant, the higher non-owner-occupied scale applies. Per the government’s explainer, these rates, effective 1 January 2024 and covering residential properties other than residential land, are:
| Portion of Annual Value | Rate |
|---|---|
| First $30,000 | 12% |
| Next $15,000 (to $45,000) | 20% |
| Next $15,000 (to $60,000) | 28% |
| Above $60,000 | 36% |
There is no 0% band here. Even a modest AV is taxed from the first dollar. A landlord’s yearly bill is therefore often several times what an owner-occupier with the same AV pays. If you own a second unit, run the numbers before you assume the rental yield covers it. Our landlord’s guide to rental income tax covers the income side, and the property tax planning guide covers how ownership choices affect what you pay.
Commercial and other non-residential properties
Shops, offices, industrial premises and other non-residential properties are taxed at a flat 10% of AV, as shown on the IRAS 2026 property tax bill page. There are no bands and no owner-occupier concession. A shop with an AV of $200,000 therefore carries property tax of $20,000 a year.
For investors weighing commercial against residential, that flat rate compared with the 12% to 36% scale on investment homes is worth a close look. We go through the wider picture in commercial property tax benefits for Singapore investors.
How to calculate your bill from your AV
The method is the same for every residential property:
- Find your AV in your IRAS property summary.
- Split the AV into the bands in the table that applies to you.
- Multiply each slice by its rate.
- Add the results.
- Deduct any rebate.
Worked example: an owner-occupied HDB flat
Take an AV of $15,500, about the level of a typical 4-room flat in IRAS’s own sample figures. The first $12,000 is at 0%. The remaining $3,500 is at 4%, which is $140. After the 15% HDB rebate for 2026 (about $21), the bill is roughly $119. These figures are our own arithmetic from the published rates, so your bill may differ slightly from rounding.
Worked example: an owner-occupied private condo
Take an AV of $50,000:
- First $12,000 at 0%: $0
- Next $28,000 at 4%: $1,120
- Last $10,000 at 6%: $600
The total is $1,720. With the 10% rebate for owner-occupied private homes, $172 comes off, leaving $1,548.
Worked example: the same AV as an investment property
Now take the same $50,000 AV with no owner occupation:
- First $30,000 at 12%: $3,600
- Next $15,000 at 20%: $3,000
- Last $5,000 at 28%: $1,400
The total is $8,000, against $1,720 for the owner-occupier. That gap of $6,280 a year is the cost of not living in the home.
A higher-AV example
On an owner-occupied landed home with an AV of $100,000, the bill is $1,120 + $600 + $2,500 (the $25,000 slice at 10%) + $1,400 (the $10,000 slice at 14%) + $3,000 (the $15,000 slice at 20%), which is $8,620. The 10% rebate would be $862, but the cap holds it at $500, leaving $8,120.
To check your own figure rather than rely on our arithmetic, use the IRAS interactive property tax calculators, which cover the current year and the five preceding years.
The 2026 property tax rebate
For 2026, the Government is giving a one-off rebate to all owner-occupied residential properties. IRAS states the rebate as up to 15%, capped at $500. In practice it splits two ways:
| Property | 2026 rebate |
|---|---|
| Owner-occupied HDB flat | 15% |
| Owner-occupied private residential property | 10%, capped at $500 |
The government says the rebate is meant to cushion property tax increases for Singaporeans. It is a one-off for 2026, not a permanent change. Do not budget for it in future years without checking the Budget announcements.
The rebate sits on top of the owner-occupier rates, so it only applies if IRAS has you down as an owner-occupier. Log into myTax Portal and read your 2026 property tax bill to confirm that the concessionary rates were applied. If you live in your home and the bill shows the higher rates, contact IRAS to correct your status.
Which rate applies to you
The rate depends on how the property is used, not on the type of building.
- You live in it: owner-occupied rates and the rebate.
- You rent all of it out, or it sits vacant: non-owner-occupied rates.
- It is a shop, office or industrial unit: 10% flat.
- You are buying a second home: expect the higher scale on it unless you move in and your first home goes on the market.
The rate you pay shapes what a property returns, so it belongs in the same sums as stamp duties. Property tax comes after purchase costs such as additional buyer’s stamp duty. See how to calculate ABSD before you buy and the overview of Singapore’s property cooling measures.
HDB or private: how property tax compares
HDB flats usually have lower AVs than private homes, so more of their value falls inside the 0% and 4% bands. That is why an HDB owner’s yearly bill is often small, while a landed homeowner can face thousands of dollars. Our HDB vs private property guide sets this against purchase price, financing and resale rules.
Our perspective
Most buyers focus on price, stamp duty and the loan, and treat property tax as a footnote. We think that is a mistake for two groups.
The first is investors. On an investment home, property tax starts at 12% of AV and climbs to 36%, so it can take a real share of rent. Before we discuss any purchase with a client, we ask what the AV is likely to be, because that decides whether the net yield works. We also ask about the exit plan, since the way you hold a property affects both tax and options later.
The second is owners of larger homes. The top owner-occupied rate is 32%, and AVs have risen. A home that felt cheap to hold five years ago may not be now.
With a background in both engineering and real estate, Aman approaches this as a numbers question first. Work out the holding cost, test it against rent or your own budget, and only then decide how much to pay. If an AV looks out of line with comparable rents, query it with IRAS rather than assume it is right.
— Aman
Work with us on the numbers
If you are comparing a purchase, a rental or a portfolio move and want the holding costs mapped out before you commit, our team at Aesthetic Havens can help with property advisory, valuation and sales and leasing across residential, commercial and industrial property.
FAQ
How much is property tax in Singapore in 2026?
It depends on AV and use. An owner-occupied home pays 0% on the first $12,000 of AV and up to 32% on the top slice. A rented-out home pays 12% to 36%, and non-residential property pays 10% flat. Use the worked examples above or the IRAS calculator for an exact figure.
How do I calculate my property tax?
Find your AV, split it across the bands for your property type, multiply each slice by its rate and add them up. Then deduct any 2026 rebate. Because the rates are marginal, only the part of the AV inside each band is taxed at that band’s rate.
What are the 2026 tax brackets?
Owner-occupied residential has eight bands from 0% to 32%. Non-owner-occupied residential has four bands from 12% to 36%. Non-residential property has no bands and pays a flat 10%.
Do I get a rebate in 2026?
Yes, if you own and live in a residential property. Owner-occupied HDB flats get 15%, and owner-occupied private properties get 10%, capped at $500. Investment properties and non-residential properties do not qualify.
Sources
- IRAS: Property tax rates and sample calculations
- gov.sg: Property tax on residential property
- IRAS: About Annual Value
- IRAS: 2026 property tax bill
- IRAS: Interactive property tax calculators
