Property Tax Calculator

What property tax you pay, and on what

Property tax in Singapore is not charged on what your property is worth. It is charged on the Annual Value: IRAS's own estimate of what the property would fetch in yearly rent if it were let out, furnished and with maintenance included. Multiply that Annual Value by the rates that apply to you and you have the bill.

Which rates apply depends on how the property is used. If you live in it, you get the owner-occupier rates. If you do not, the non-owner-occupied rates apply, and they are considerably steeper. Everything that is not residential — shops, offices, factories, land — is taxed at a flat 10% of Annual Value.

How the bill is built up

1. Take the Annual Value from your property tax bill. It is IRAS's assessment, not something you estimate.
2. Apply the rate bands in slices, in the same way income tax works.
3. On the owner-occupier scale in force since 1 January 2025, the first SGD 12,000 of Annual Value is taxed at 0%, then the bands run at 4%, 6%, 10%, 14%, 20% and 26%, reaching 32% above SGD 140,000.
4. On the non-owner-occupied scale in force since 1 January 2024, the first band is taxed at 12%, then 20% and 28%, reaching 36% above SGD 60,000.
5. Add the slices together. That is the tax for the year, payable in advance.

What people argue about: the Annual Value itself

Almost every dispute about property tax is really a dispute about Annual Value. It is reviewed as market rents move, and a rising rental market pushes bills up even though nothing about the property has changed and the owner has no extra income. Owners who live in their homes feel this most sharply, because the tax follows a rent they are not receiving.

You can object to the Annual Value if you think it is out of line with comparable properties, and that is the correct route — the rates are not negotiable but the assessment is. The other frequent surprise is that owner-occupier rates are granted on one property only. Own two and live in one, and the second is taxed on the non-owner-occupied scale even if it stands empty.

Why your bill may not match this calculator

Some properties on IRAS's exclusion list are taxed at the non-residential rate even though people live in them: serviced apartments, chalets, workers' dormitories, student hostels, childcare centres and several others. If your property has planning approval for one of those uses, the residential scales do not apply to it.

Rebates are the other reason for a gap. Property tax rebates for owner-occupied homes have been announced in several recent years, and where one exists it comes off the computed tax. Nothing of that kind is applied here. Bills are also apportioned when a property changes hands or changes use partway through a year, so a purchase year rarely produces a clean annual figure.

Common questions

Is Annual Value the same as my rental income? No. It is IRAS's estimate of the market rent for the property, whether or not it is let and whatever rent you actually charge.

I own two homes and live in both at different times. Which gets the owner-occupier rates? Only one property can have them. You choose which, and the other is taxed on the non-owner-occupied scale.

Why did my bill rise when I did nothing? Because Annual Values track market rents. When rents in your area rise, the assessment rises with them.

Do I pay property tax on a commercial unit I use myself? Yes, at the flat 10% of Annual Value. Owner-occupier rates never apply to non-residential property, even if you occupy it.

The rates and every Annual Value are set by IRAS, which publishes them each December for the year ahead. Check your own bill and your Annual Value with IRAS.