PropertySignalsSingapore property tax: Annual Value and 2026 rates
Residential property tax is based on Annual Value, not what you paid for the home. The rate then depends on whether the home qualifies for owner-occupier treatment.
Updated 1 September 2026
Start with Annual Value
Annual Value (AV) is IRAS's estimate of the annual market rent a property could fetch, based on comparable rentals. It applies whether the property is owner-occupied, let out or vacant. Your current AV and tax treatment are shown in the property tax bill or Property Summary in myTax Portal.
Residential tax rates are progressive. Each slice of AV is taxed at its own rate, so the top band is not applied to the entire AV.
Illustrative 2026 property tax calculator
Enter the Annual Value shown by IRAS and select the present use. The calculator applies the owner-occupier rates effective from 1 January 2025, non-owner-occupier rates effective from 1 January 2024, and the one-off 2026 owner-occupier rebate.
Illustrative only. It does not verify your AV, owner-occupier eligibility, bill adjustments, instalments or future-year rebates.
Current residential rate bands
| Annual Value band | Owner-occupier rate | Non-owner-occupier rate |
|---|---|---|
| First S$12,000 | 0% | 12% of the first S$30,000 |
| Next S$28,000 | 4% | 20% of the next S$15,000 |
| Next S$10,000 | 6% | 28% of the next S$15,000 |
| Next S$25,000 | 10% | 36% above S$60,000 |
| Next S$10,000 | 14% | See IRAS for exclusions and non-residential uses. |
| Next S$15,000 | 20% | |
| Next S$40,000 | 26% | |
| Above S$140,000 | 32% |
The 2026 owner-occupier rebate is 15% for HDB flats, and 10% capped at S$500 for private residential properties. It is not applied to non-owner-occupier residential properties.
Owner-occupier status is a material planning input
Owner-occupier rates can generally apply to only one home owned and occupied by an individual or married couple. A former home kept as a rental, or a vacant residential home, is normally taxed at non-owner-occupier residential rates. If you have moved and the bill has not caught up, use IRAS's digital service to check or apply for the right owner-occupier treatment.
That difference belongs in an upgrade or rental-return model. Pair this guide with HDB vs condo for ownership costs and condo rental yield for the costs a gross yield does not include.
How to use PropertySignals alongside the bill
- Use HDB or condo market data to understand local transaction and rental context.
- Use the current AV from IRAS rather than converting a displayed rent or property price into a tax estimate.
- Put the actual tax bill into your monthly ownership or investment model.