Property Tax Calculator Singapore

What Is a Property Tax Calculator Singapore?

A Property Tax Calculator Singapore estimates the annual property tax payable based on the property’s Annual Value, occupancy type and applicable 2026 rebate.

It can calculate an estimate for an owner-occupied residential property, a non-owner-occupied residential property or another supported property type.

The calculation is based on Annual Value, not the property’s purchase price or current market value. The final amount on your IRAS property tax bill may differ if your Annual Value, occupancy status or rebate eligibility changes.

How to Use the Calculator

1. Enter the Annual Value

Enter the Annual Value shown on your IRAS property tax bill or Property Summary.

Annual Value is the estimated gross rent that the property could earn in one year if it were rented out. It is determined using the market rentals of comparable properties.

Do not enter the property’s selling price, outstanding mortgage or actual rent received.

If you are planning a purchase and want to evaluate broader property costs, the Property Calculator Singapore serves a different purpose. Property tax is only one part of the total cost of owning a property.

2. Select the Property or Occupancy Type

Choose the option that reflects how the property is used.

An owner-occupied residential property is generally a home owned and occupied by the owner. These properties receive lower progressive tax rates.

A residential property that is rented out, left vacant or not occupied by its owner generally uses non-owner-occupier rates. These rates are higher.

The owner-occupier concession normally applies to only one home for an individual or married couple. Selecting “owner-occupied” in this calculator does not confirm your legal eligibility.

3. Select the 2026 Rebate

For an eligible owner-occupied property, choose the applicable 2026 rebate:

• Owner-occupied HDB flat: 15%
• Owner-occupied private residential property: 10%, capped at S$500
• No rebate: select this when the rebate does not apply

The rebate is calculated on the property tax payable, not directly on the Annual Value.

4. Calculate the Property Tax

Select “Calculate Property Tax” to view:

• estimated 2026 property tax;
• tax before the rebate; and
• applicable 2026 rebate.

Use the result for planning only. Your official IRAS bill remains the controlling assessment.

Property Tax Formula Used

The basic formula is:

Property tax before rebate = Annual Value taxed across the applicable rate bands

For an eligible owner-occupied property:

Final property tax = Tax before rebate − 2026 rebate

Singapore uses progressive residential property tax rates. This means different portions of the Annual Value can be taxed at different rates.

A Mortgage Calculator Singapore calculates loan repayments and interest instead. Mortgage instalments do not reduce the Annual Value used for property tax.

Current Singapore Property Tax Rates

For owner-occupied residential properties, the rates effective from 1 January 2025 and used for 2026 are:

• First S$12,000 of AV: 0%
• Next S$28,000: 4%
• Next S$10,000: 6%
• Next S$25,000: 10%
• Next S$10,000: 14%
• Next S$15,000: 20%
• Next S$40,000: 26%
• Amount above S$140,000: 32%

For non-owner-occupied residential properties:

• First S$30,000 of AV: 12%
• Next S$15,000: 20%
• Next S$15,000: 28%
• Amount above S$60,000: 36%

Non-residential properties are generally taxed at 10% of Annual Value. The current bands and 2026 rebate details are published by IRAS.

Property Tax Calculation Example

Suppose an owner-occupied HDB flat has an Annual Value of S$36,000.

The first S$12,000 is taxed at 0%:

S$12,000 × 0% = S$0

The remaining S$24,000 falls within the 4% band:

S$24,000 × 4% = S$960

Tax before rebate:

S$0 + S$960 = S$960

The 2026 owner-occupied HDB rebate is 15%:

S$960 × 15% = S$144

Estimated property tax after rebate:

S$960 − S$144 = S$816

The estimated 2026 property tax is therefore S$816.

If the property is rented out or does not qualify for owner-occupier rates, the result would be different.

Property Tax and Rental Planning

Property tax is payable because you own the property. It may apply whether the property is owner-occupied, rented out or vacant.

Rental income tax is separate from property tax. If you rent out the property, the property tax calculator does not calculate tax on your rental earnings.

The Rental Yield Calculator Singapore can compare annual rental income with the property cost. Property tax can then be considered separately as an ownership expense when reviewing the investment.

Costs Not Included in This Calculation

This calculator does not include the duties payable when a property is purchased or transferred. The Stamp Duty Calculator Singapore can estimate Buyer’s Stamp Duty and supported Additional Buyer’s Stamp Duty based on the information entered.

The calculator also does not include:

• mortgage repayments or interest;
• maintenance fees;
• insurance;
• conveyancing costs;
• rental income tax;
• renovation expenses; or
• penalties and late-payment charges.

For a new launch purchased under a progressive payment schedule, the Progressive Payment Calculator Singapore estimates payments as construction stages are completed. Those payments do not replace the separate property tax calculation.

Important Calculator Limitations

The calculator cannot determine your property’s official Annual Value. Use the AV stated by IRAS rather than estimating it from the purchase price.

It also cannot approve owner-occupier rates or confirm rebate eligibility. A property selected as owner-occupied in the calculator may still be assessed differently if the official occupancy records do not support that status.

Changes to Annual Value, property use or ownership can affect the official bill. Mixed-use properties and unusual ownership arrangements may require a separate assessment.

The result is therefore an estimate, not an official tax assessment or payment notice.

Common Property Tax Mistakes

Avoid entering the property price instead of Annual Value. A S$1 million property does not automatically have an AV of S$1 million.

Do not apply one flat rate to the complete AV when progressive rates apply. Each part of the AV must be placed in its correct band.

Select the correct occupancy type. A rented or vacant residential property normally does not receive owner-occupier rates.

Do not deduct a mortgage, maintenance fee or renovation cost from AV. These expenses are not calculator inputs.

You can find other Singapore-focused planning tools through the Calculator Singapores homepage, but each calculator covers a separate financial calculation.

Frequently Asked Questions

Q1: What is Annual Value?

A: Annual Value is the estimated yearly gross rent the property could earn. It is determined by IRAS using rentals of comparable properties.

Q2: Is property tax calculated from the purchase price?

A: No. Singapore property tax is based on Annual Value and the applicable property tax rates.

Q3: What is the 2026 owner-occupied HDB rebate?

A: Eligible owner-occupied HDB flats receive a 15% rebate on their 2026 property tax payable.

Q4: What is the 2026 private-property rebate?

A: Eligible owner-occupied private residential properties receive a 10% rebate, capped at S$500.

Q5: Does a vacant residential property qualify for owner-occupier rates?

A: A vacant residential property is generally taxed at non-owner-occupier rates. The calculator cannot approve a concession.

Q6: Does the calculator include rental income tax?

A: No. It estimates property tax on ownership. Income tax on rent received is a separate calculation.

Q7: Is the calculated result official?

A: No. It is an estimate based on your entries. Refer to your official IRAS property tax bill for the assessed amount.