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Buyer’s Stamp Duty is the one cost at SKYE @ TUAS that is fixed by statute rather than negotiated, and it falls due to IRAS within 14 days of exercising the sale and purchase agreement. Enter a price below and the calculator shows the duty, the band-by-band working behind it and the GST on the purchase.
This page covers the duty on its own. For cash upfront, the progressive payment schedule and monthly repayments, use the industrial purchase calculator.
The one figure the duty depends on.
Indicative starting figure only, not a quoted price. Duty is assessed on the higher of the price or the market value.
Charged at 9% on each instalment as it falls due.
On the price before GST.
The scale is marginal — each band is charged only on the slice of the price that falls inside it.
| Band | Rate | Amount in band | Duty |
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Every figure on this page is indicative. Rates and thresholds are those published by IRAS and current at the time of writing — confirm with IRAS or your conveyancing solicitor before commitment.
Buyer’s Stamp Duty tops out at 5%, across five bands: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, and 5% on the balance above S$1,500,000. The bands are marginal, not a cliff edge — crossing a threshold charges the higher rate only on the slice above it, never on the whole price. That is why the effective rate shown by the calculator sits well below 5% at most prices: at S$1,000,000 the duty is S$24,600, or 2.46%.
Duty is assessed on the higher of the purchase price or the market value, so a negotiated discount below valuation does not reduce it. IRAS rounds the duty down to the nearest dollar.
No Additional Buyer’s Stamp Duty arises on an industrial purchase. It is named in the calculator and marked not applicable deliberately, because buyers routinely look for the line and would otherwise assume it had been forgotten. Individuals, Singapore-incorporated companies and foreign entities can all acquire a unit at Skye at Tuas without it.
Industrial property does carry Seller’s Stamp Duty, and this is the one duty where industrial and commercial assets part company. For industrial property acquired on or after 12 January 2013 and disposed of within three years, the rate is 15% in the first year, 10% in the second and 5% in the third; after three years nothing is payable. It is charged on the higher of the sale price or market value, applies whether the unit was occupied or let, and where parts of a holding were acquired at different times each part carries its own holding period. For a 30-year operating base the three-year window rarely binds, but it belongs in any calculation that contemplates an early exit.
GST at 9% applies to the purchase price where the seller is GST-registered, which is the normal position on a developer sale. On a building under construction it is charged instalment by instalment as each payment falls due, rather than as a single sum at the start — the point most often missed when budgeting. Banks do not finance it, so every instalment carries a cash component.
Whether the GST can be recovered as input tax turns on the buying entity and what it is doing, and cannot be determined from the outside. The general guideline distinguishes an operating company — GST-registered and already carrying on taxable business activities, which may claim as the cost is incurred — from a non-operating company such as a newly incorporated or investment-holding vehicle, which would not usually begin claiming during construction and may instead start once the property reaches TOP and taxable activity commences. Take advice, subject to the rules set by IRAS.
Legal and conveyancing fees, valuation, bank charges, mortgage duty and lease duty on any subsequent letting all sit outside these figures. Nor does it account for the higher-of-price-or-market-value rule where the two diverge materially — in that case IRAS assesses on the valuation.
Buyer's Stamp Duty runs on a five-band marginal scale: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000 and 5% on everything above S$1,500,000. On a S$1,000,000 purchase that comes to S$24,600, an effective rate of 2.46%.
No Additional Buyer's Stamp Duty arises on an industrial purchase. The unit can be bought by an individual, a Singapore-incorporated company or a foreign entity without it, which is one of the structural cost advantages of the asset class.
Seller's Stamp Duty applies to industrial property acquired on or after 12 January 2013 and sold within three years: 15% within the first year, 10% in the second and 5% in the third, with nothing payable after three years. It is charged on the higher of the sale price or the market value, and it applies regardless of how the unit was used.
Next: model the full purchase with the Skye @ Tuas industrial purchase calculator, or register your interest for pricing.