Property Tax Calculator Singapore (2026)

The Annual Value (AV) is the estimated gross annual rent your property could fetch if it were rented out, excluding furnishing and maintenance charges. IRAS determines the AV based on market rental data for comparable properties in the area. Your property tax is calculated as a percentage of the AV.

Owner-occupied residential properties enjoy progressive tax rates starting from 0% for the first $12,000 of AV, up to 32% for AV above $140,000. Non-owner-occupied (investment) properties are taxed at higher progressive rates starting from 12% for the first $30,000 of AV, up to 36% for AV above $60,000.

For owner-occupied properties (from 1 Jan 2025): 0% on first $12,000, 4% on next $28,000, 6% on next $10,000, 10% on next $25,000, 14% on next $10,000, 20% on next $15,000, 26% on next $40,000, and 32% on AV above $140,000. Non-owner-occupied: 12% on first $30,000, 20% on next $15,000, 28% on next $15,000, and 36% on AV above $60,000.

Property tax is payable annually, usually by 31 January each year. IRAS will send a property tax bill in December for the following year. You can pay via GIRO (monthly instalments), AXS, or internet banking. Late payment incurs a 5% penalty.

IRAS assesses the Annual Value of each property based on the estimated gross annual rent it could fetch on the open market, using rental data from comparable properties in the area. The AV is reviewed periodically and may be revised when market rentals shift materially. You can check the current AV of your own property through the IRAS myTax Portal. Importantly, the AV is independent of whether the property is actually rented out or owner-occupied — it is purely a market-based estimate. Furnishing, maintenance fees and any actual rent you receive are excluded from the AV calculation.

No — the same progressive property tax rate schedule applies to both HDB flats and private residential properties. The differentiation is between owner-occupied and non-owner-occupied properties, not between HDB and private. In practice, most HDB owner-occupiers pay very little or no property tax because HDB Annual Values typically sit in the lower bands where the owner-occupier rate is 0% or 4%. Private property owners often pay more simply because their AVs are higher. The rate structure itself does not change based on property type.

Yes. If you believe your AV is inconsistent with the market rental of comparable properties, you can file an objection with IRAS within 30 days of the date of the Valuation Notice (or by the due date stated on your property tax bill). Objections must be supported by evidence — typically recent tenancy agreements for comparable units in your area, or a professional valuation. IRAS will review and either uphold, revise, or reduce the AV. While the objection is being reviewed, you are still required to pay the property tax based on the original AV; any refund will be processed if the AV is later reduced.