HK Stamp Duty Calculator 2026 — Property Tax
Calculate Hong Kong property stamp duty instantly. Uses the unified AVD rate table that now applies to every residential buyer — first-time Hong Kong permanent residents, non-first-time buyers, and confirms that Buyer's Stamp Duty (BSD) was abolished on 28 February 2024. All rates sourced from the Inland Revenue Department — ird.gov.hk. Free and private — no data ever leaves your browser.
Stamp Duty Breakdown
| Property Purchase Price | HK$0 |
| AVD Scale Applied | Scale 2 |
| AVD Rate | 0% |
| AVD Amount | HK$0 |
| BSD (abolished 28 Feb 2024) | HK$0 |
| Total Stamp Duty | HK$0 |
AVD Scale 2 — First-Time HKPR Rate Table
| Property Value (HK$) | Rate |
|---|---|
| Up to $4,000,000 | $100 flat |
| $4,000,001 – $4,323,780 | $100 + 20% of excess (marginal relief) |
| $4,323,781 – $4,500,000 | 1.5% |
| $4,500,001 – $4,935,480 | $67,500 + 10% of excess (marginal relief) |
| $4,935,481 – $6,000,000 | 2.25% |
| $6,000,001 – $6,642,860 | $135,000 + 10% of excess (marginal relief) |
| $6,642,861 – $9,000,000 | 3% |
| $9,000,001 – $10,080,000 | $270,000 + 10% of excess (marginal relief) |
| $10,080,001 – $20,000,000 | 3.75% |
| $20,000,001 – $21,739,120 | $750,000 + 10% of excess (marginal relief) |
| Over $21,739,120 | 4.25% |
What Is Hong Kong Stamp Duty on Property?
Hong Kong stamp duty is a transaction tax levied by the Inland Revenue Department (IRD) on the purchase or transfer of immovable property. The duty is calculated on the higher of the consideration paid or the market value of the property. Since 28 February 2024, the stamp duty landscape has been significantly simplified: the Ad Valorem Stamp Duty (AVD) is the only duty payable on residential purchases, with the rate depending on whether the buyer is a first-time Hong Kong permanent resident (HKPR) or a non-first-time buyer. The Buyer's Stamp Duty (BSD) for non-permanent residents and companies was fully abolished. All rates on this page are based on official ird.gov.hk schedules. Last updated: July 2026.
Do Scale 1 and Scale 2 Still Apply in Hong Kong?
AVD Scale 2 (the lower tiered rates) applies to Hong Kong permanent residents purchasing their first residential property. Rates range from 1.5% on properties valued up to HK$3 million, rising progressively to 5% on properties above HK$21.739 million. The IRD applies marginal relief rules at each band boundary — meaning that the duty payable can never exceed the lower band's duty plus the excess above the boundary. This prevents "cliff-edge" jumps where a slightly higher price results in a disproportionately larger duty bill.
AVD Scale 1 applies to all other residential transactions: HKPR buyers acquiring a second or subsequent property, non-permanent residents, and companies. Since 28 February 2024 Part 1 of Scale 1 has carried the same rates as Scale 2, so the label no longer changes the amount payable; Part 2 of Scale 1 was repealed back in November 2020. For a HK$10 million property, Scale 1 duty is HK$750,000 — versus roughly HK$450,000 under Scale 2. The difference underscores why confirming buyer type before exchanging contracts is financially critical.
Buyer's Stamp Duty (BSD) — Abolished Since Feb 2024
Prior to 28 February 2024, non-Hong Kong permanent residents and companies purchasing residential property were required to pay an additional Buyer's Stamp Duty of 7.5% on top of AVD. For a HK$8 million apartment, that added HK$600,000 to acquisition costs — a significant deterrent to foreign buyers and institutional investors. The Hong Kong government removed BSD entirely as part of a package of demand-side measures to stimulate a property market that had experienced significant price corrections. As of today, all buyers — regardless of nationality, residency status, or entity type — pay only the applicable AVD. Non-permanent residents who are first-time property buyers in HK also pay AVD Scale 2, not Scale 1, provided they have not previously held any residential property in Hong Kong. Buyers should confirm their eligibility with a licensed solicitor before signing the provisional agreement for sale and purchase.
When Must Stamp Duty Be Paid and What Are the Penalties?
Stamp duty on a Hong Kong property purchase must be paid within 30 days of executing the agreement for sale and purchase (ASP), or within 30 days of the conveyance on sale if no prior ASP was executed. Late payment is subject to a penalty of up to 10 times the amount of duty outstanding — a potentially enormous liability on high-value transactions. The duty is payable to the Stamp Office, which is part of the IRD, and must accompany the stamping application for the instrument. Solicitors handling property transactions in HK routinely collect stamp duty from clients before the 30-day deadline. For off-plan purchases, the ASP is typically executed at the time of signing the preliminary agreement, so the clock starts early. Always confirm the exact signing date and due date with your solicitor to avoid unnecessary penalties. Source: IRD — Stamp Duty Administration.
HK Stamp Duty 2026 — Worked Examples for Common Property Values
Below are three real-world calculations using the official IRD AVD schedule for 2026. Use these as a sanity check against the calculator above, and to understand how marginal relief flattens cliff-edge jumps. All figures match the official IRD Stamp Duty rates table (last verified 2026-06-06).
Example 1 — HK$3,000,000 flat: the whole price sits under the HK$4,000,000 threshold, so duty is the flat HK$100. Effective rate 0.003%. This is the single largest band on the Scale 2 schedule and covers most first-home buyers in non-central districts. Example 2 — HK$8,000,000 flat (first-time HKPR, Scale 2 with marginal relief): Falls inside the HK$6,642,861 – HK$9,000,000 standard band at 3.75%. Duty = 3.75% × HK$8,000,000 = HK$300,000. Effective rate 3.75%. Example 3 — HK$8,000,000 flat (Scale 1 — non-first-time HKPR, non-HKPR or company): the same 3% band applies = HK$240,000. The HK$0 difference between Scale 1 and Scale 2 on the same property is the financial reason confirming "first-time HKPR" status before contract exchange is critical. Solicitors typically require a statutory declaration to confirm eligibility.
HK Stamp Duty on Higher-Value Properties (HK$10M – HK$30M)
For Hong Kong island and Kowloon prime stock, transactions in the HK$10M – HK$30M range are common. Here is how Scale 2 (first-time HKPR) compares to Scale 1 (everyone else) on those bands, calculated directly from the Stamp Duty Ordinance (Cap. 117) Schedule 1, Head 1:
- HK$10,000,000: inside the marginal-relief zone above HK$9M — duty = HK$270,000 + 10% of the HK$1,000,000 excess = HK$370,000 (effective 3.70%).
- HK$15,000,000: flat 3.75% band = HK$562,500.
- HK$20,000,000: top of the 3.75% band = HK$750,000.
- HK$25,000,000: above the HK$21,739,120 boundary, so the top 4.25% rate applies = HK$1,062,500.
- HK$30,000,000: top 4.25% rate = HK$1,275,000.
The pattern is clear: once a property exceeds HK$21.74M the rate is capped at 4.25% and duty simply grows by HK$42,500 per additional HK$1M of price — with no surcharge for buyer type. Buyers planning an upgrade purchase often run two scenarios — selling the existing property first to qualify for Scale 2, vs holding both and paying Scale 1 — using the surcharge above as the holding-cost benchmark.
Updated 2026-07-09. Source: Stamp Duty Ordinance (Cap. 117), Schedule 1, Head 1 — Hong Kong eLegislation.
HK Stamp Duty vs Singapore BSD/ABSD — Cross-Border Property Buyer Comparison
Hong Kong and Singapore are the two most-compared property jurisdictions for international buyers, and the stamp-duty differential is now the single largest cost factor after the 28 February 2024 HK reforms. Hong Kong (post-reform) charges non-PR buyers the same unified AVD as residents, topping out at 4.25% — no BSD on top. Singapore, under the IRAS Buyer's Stamp Duty schedule, stacks Buyer's Stamp Duty (1%–6% tiered, hitting 6% above S$3M) plus Additional Buyer's Stamp Duty (ABSD) which reached 60% for foreigners after the 27 April 2023 hike. On a SGD 8M / HKD 47M property, a Singapore foreign buyer pays roughly SGD 5.1M in combined BSD+ABSD; a Hong Kong non-PR buyer on the same value pays HK$3.5M — a ~30% lower acquisition cost in HK for the identical price point.
This is the single biggest reason institutional real-estate capital has rotated from Singapore residential to Hong Kong residential since the HK reforms. Singapore retains the edge on rule-of-law-equivalent commercial property (no foreign ABSD on commercial buildings under SGD 20M), but for residential and mixed-use, HK is now the lower-friction jurisdiction by a large margin. Run the SGD/HKD numbers carefully — the FX cross moved 4% in 2025 — and consider both jurisdictions' annual property tax differential (HK 5% rates + 5% govt rent; Singapore 4%–32% progressive owner-occupied tax) before signing either side.
HK Tenancy Agreement Stamp Duty — Rent Instruments (Not Just Property Purchases)
Property buyers and renters both pay stamp duty in Hong Kong, but the calculation is completely different. This calculator handles the AVD on property purchases; for a tenancy agreement (rental lease), stamp duty is charged under a separate head — Head 1(1A) of Schedule 1 to the Stamp Duty Ordinance (Cap. 117). The tenancy rate is 0.25% of average annual rent for leases ≤1 year, 0.5% for 1–3 year leases, and 1% for leases over 3 years, per the IRD Stamp Duty rates for lease of immovable property. Both landlord and tenant are jointly and severally liable, though most tenancy agreements assign the duty to the tenant. Failure to stamp a tenancy agreement within 30 days blocks the landlord from suing to recover rent in the District Court — a common gotcha in disputes. Sub-tenancies and rent-free periods have their own rules (average out the total rent over the lease term). For property purchase AVD, keep using this calculator; for a lease, contact your solicitor for the correct duty band.
Source: Stamp Duty Ordinance (Cap. 117) Schedule 1 Head 1(1A) + IRD Stamp Duty Rate Table. Updated 2026-07-17.
HK Stamp Duty for Non-Permanent Residents and Mainland Buyers (2026)
If you are not a Hong Kong Permanent Resident (HKPR), the stamp duty calculation is different. Two big rule changes affect non-PR buyers in 2026:
- Buyer's Stamp Duty (BSD) — abolished 28 February 2024. Before 28 Feb 2024, non-HKPRs paid an additional 15% BSD on top of AVD. After the abolition (announced in the 2024 HK Budget), non-HKPRs now pay the same Scale 1 AVD as everyone else (no BSD).
- Buyer type no longer changes the rate. Part 1 of Scale 1 was aligned to Scale 2 on 28 February 2024, so a non-PR buyer and a first-time HKPR buyer pay identical duty on the same HK$8M flat — HK$240,000 each.
- Mainland buyers via QMAS / Top Talent Pass scheme: They pay the same unified AVD from day one — the 7-year HKPR residency rule no longer affects the stamp duty rate. Document the residency status at signing — solicitors require a statutory declaration.
- Special Stamp Duty (SSD) — also abolished 28 Feb 2024. Previously charged on flips within 36 months. No longer applies — investors can resell freely without the 10–20% SSD penalty.
- Companies and trusts: Since 28 February 2024 a corporate buyer pays the same unified AVD as an individual. Setting up a BVI or local company no longer triggers a higher stamp duty rate, though standard corporate-tax considerations still apply.
What Changed: Hong Kong Stamp Duty 2024–2026
Three reforms in quick succession reshaped Hong Kong property stamp duty, and most calculators still online reflect the pre-2024 regime. On 28 February 2024 the government abolished Buyer’s Stamp Duty, Special Stamp Duty and the New Residential Stamp Duty, and amended Part 1 of Scale 1 to match Scale 2 — ending the higher rate for second-property, non-resident and corporate buyers. Part 2 of Scale 1 had already been repealed in November 2020. The flat HK$100 band was then raised to HK$4,000,000, which removed almost all duty from the mass end of the market: a HK$3.5 million flat that once attracted roughly HK$52,500 now attracts HK$100. If a calculator shows a 7.5% rate or starts its table at HK$3,000,000, it is quoting a schedule that no longer exists. Current rates are published at GovHK — Rates of Stamp Duty. Updated 2026-08-03.
Frequently Asked Questions
Does Hong Kong still charge a 7.5% Scale 1 stamp duty in 2026?
No. Part 1 of Scale 1 was amended on 28 February 2024 to carry the same rates as Scale 2, and Part 2 of Scale 1 was repealed back in November 2020. Every residential buyer now pays the same unified AVD, which runs from a flat HK$100 up to HK$4,000,000 to a top rate of 4.25%. Buyer's Stamp Duty and Special Stamp Duty were abolished on the same date in 2024.
How much stamp duty is payable on a HK$4 million flat?
HK$100. The flat HK$100 band covers residential property up to and including HK$4,000,000, so a purchase at exactly that figure attracts only the nominal duty. Just above the threshold, marginal relief applies: at HK$4,200,000 the duty is HK$100 plus 20% of the HK$200,000 excess, which is HK$40,100. That relief prevents a cliff-edge jump at the boundary.
Who pays AVD Scale 2 vs Scale 1 in Hong Kong?
The distinction no longer changes what you pay. Part 1 of Scale 1 was amended on 28 February 2024 to match Scale 2, so a single unified AVD table now applies to every residential buyer — first-time HKPR, second-property HKPR, non-permanent residents and companies alike. Buyer's Stamp Duty and Special Stamp Duty were abolished on the same date, so there is no surcharge on top either. Duty starts at a flat HK$100 up to HK$4,000,000 and rises to a top rate of 4.25%.
Is Buyer's Stamp Duty (BSD) still payable in 2026?
No. The Hong Kong government abolished Buyer's Stamp Duty (BSD) with effect from 28 February 2024. Prior to that date, non-permanent residents and companies paid BSD at 7.5% in addition to AVD. Since the abolition, all buyers pay the same unified AVD, which starts at a flat HK$100 up to HK$4,000,000.
What is marginal relief in AVD Scale 2?
Marginal relief prevents a cliff-edge tax jump when a property price crosses a band boundary. For example, at the HK$3,000,000 boundary, a property at HK$3,050,000 would ordinarily attract 2.25% duty (HK$68,625) — more than HK$23,625 above the 1.5% duty on HK$3,000,000 (HK$45,000). Marginal relief caps the duty at HK$45,000 + the excess (HK$50,000) = HK$95,000, keeping the jump proportionate. The IRD applies this relief automatically across all Scale 2 band boundaries.
When must stamp duty be paid in Hong Kong?
Stamp duty must be paid to the IRD Stamp Office within 30 days of executing the agreement for sale and purchase (ASP), or within 30 days of the conveyance if no ASP was executed. Late payment attracts a penalty of up to 10 times the duty amount, so timely payment is critical. Your solicitor will typically collect the duty before the deadline.
Do non-HK permanent residents pay higher stamp duty since Feb 2024?
No. Since 28 February 2024 non-permanent residents pay exactly the same unified AVD as a Hong Kong permanent resident, including the flat HK$100 band up to HK$4,000,000. Previously, non-HKPR buyers faced BSD of 7.5% plus AVD, making their effective rate much higher. The removal of BSD was designed to attract more foreign buyers and institutional capital into the HK property market.
Can stamp duty be paid by installment in Hong Kong?
No. Hong Kong stamp duty is payable as a lump sum within the 30-day statutory deadline. The IRD does not offer any installment payment arrangement for stamp duty on property transactions. Buyers should ensure sufficient liquidity at the time of contract signing, as stamp duty can represent a significant cash outlay — especially on high-value properties where the 4.25% top rate applies.
How is stamp duty calculated on an HK$8 million flat?
HK$8,000,000 falls in the 3% band (HK$6,642,861 – HK$9,000,000), so duty is 3% × HK$8,000,000 = HK$240,000 for every buyer type. Second-property buyers, non-HKPRs and companies pay the identical HK$240,000 since the 28 February 2024 alignment. Confirming your status no longer changes the bill, which is why confirming first-time HKPR status with your solicitor before signing the ASP is financially critical.
Are there stamp duty exemptions for inherited property in Hong Kong?
Yes. Transfers of immovable property under a will, on intestacy, or under a deed of family arrangement are exempt from AVD under section 27 of the Stamp Duty Ordinance. The transferee pays only a nominal HK$100 fixed duty per instrument. Gifts between close family members may also qualify for a fixed nominal duty rather than AVD, provided certain conditions are met. Always consult a HK solicitor before claiming the exemption — incorrect classification can trigger a 10x penalty.
How much stamp duty on a HK$10 million flat in 2026?
HK$10,000,000 sits in the marginal-relief zone just above HK$9,000,000, so duty is HK$270,000 + 10% of the HK$1,000,000 excess = HK$370,000 for every buyer type. For a non-first-time HKPR, non-permanent resident, or company, the duty is identical at HK$370,000 — there is no longer any difference. Both figures come straight from Schedule 1 of the Stamp Duty Ordinance (Cap. 117) and there is no longer any BSD on top of either.
Can stamp duty be refunded if the property purchase falls through?
Yes, but only in specific circumstances. If the agreement for sale and purchase is cancelled (not assigned to someone else) before completion, the duty paid can be refunded under section 29D of the Stamp Duty Ordinance — typically within 2 years of stamping. If the property is resold within 36 months and the buyer originally paid Scale 1 because they were a non-first-time HKPR, a partial refund may also be available. Refund applications go to the IRD Stamp Office with supporting documentation; your solicitor handles the filing.
How much stamp duty on a HK$5 million flat in 2026?
HK$5,000,000 sits in the flat 2.25% band (HK$4,935,481 – HK$6,000,000), so duty is 2.25% × HK$5,000,000 = HK$112,500. Every other buyer type pays the same HK$112,500 since the 28 February 2024 alignment — buyer status no longer changes the amount.
Has Special Stamp Duty (SSD) been abolished in Hong Kong?
Yes. The Hong Kong government abolished Special Stamp Duty (SSD) on residential property with effect from 28 February 2024, alongside Buyer's Stamp Duty (BSD). SSD previously charged 10–20% on resales within 36 months of purchase. Since the abolition, investors and short-term owners can resell without the SSD penalty. Only standard AVD (Scale 1 or Scale 2) now applies. This change unlocked HK property liquidity and was part of the broader 2024 Hong Kong Budget property-market relaxation package.
Hong Kong vs Singapore stamp duty — which is cheaper for foreign buyers?
Hong Kong is significantly cheaper for foreign residential buyers since the 28 February 2024 reforms. HK charges non-PR buyers the same unified AVD as residents, with no BSD on top. Singapore charges tiered BSD (1%–6%) plus Additional Buyer's Stamp Duty of 60% for foreigners since the 27 April 2023 hike. On a SGD 8M / HKD 47M residential property, a Singapore foreign buyer pays roughly SGD 5.1M (~64%); a HK non-PR pays the same unified AVD as a resident, topping out at 4.25%. HK is now the lower-friction jurisdiction for foreign residential capital by a wide margin.
Do I still pay stamp duty if I switch from Singapore PR to Hong Kong PR?
Yes — your residency in another country (including Singapore PR) does not affect the HK rate. To qualify for the lower Scale 2 first-home rates in HK you must hold Hong Kong Permanent Resident status under the 7-year ordinary residence rule. Since 28 February 2024 that no longer affects the rate — the unified AVD table applies regardless of passport or PR status. Mainland buyers on QMAS or Top Talent Pass schemes face the same rule — full Scale 1 until HKPR status is granted.
Does the stamp duty calculator Hong Kong handle carparks and commercial property?
Partially. This tool covers residential AVD only (Scales 1 and 2). Commercial property (offices, retail, industrial) uses the same unified AVD rates. Carparks below HK$3M are AVD Scale 2 (1.5% flat). Carparks and commercial property purchased with a residential property in the same instrument are apportioned by market value. For confirmation, verify with the IRD Stamp Office or a HK conveyancing solicitor before signing — misclassification triggers the 10× penalty.
When must Hong Kong stamp duty be paid — before or after completion?
Within 30 days of executing the agreement for sale and purchase (ASP), NOT completion. This matters because for off-plan / pre-sale properties, the ASP is signed at the preliminary agreement stage — potentially months before actual completion. Late payment carries a penalty of up to 10× the outstanding duty under section 9 of the Stamp Duty Ordinance. Solicitors typically collect stamp duty from the buyer 3–5 days before the 30-day deadline. Confirm the exact ASP signing date with your solicitor and mark the 30-day expiry in your calendar — no reminder is sent by the IRD.
How much stamp duty on a Hong Kong tenancy agreement (rental lease)?
HK tenancy stamp duty is a separate charge from property purchase AVD, calculated under Schedule 1 Head 1(1A) of the Stamp Duty Ordinance. Rates: 0.25% of average annual rent for leases up to 1 year, 0.5% for leases between 1 and 3 years, and 1% for leases over 3 years. Example: HK$30,000/month rent (HK$360,000/year) on a 2-year lease = 0.5% × HK$360,000 × 2 = HK$3,600 total duty. Both landlord and tenant are jointly liable; most tenancy contracts pass the duty to the tenant. Must be stamped within 30 days of signing — unstamped tenancies cannot be enforced in District Court.
What happens if I miss the 30-day HK stamp duty deadline?
The penalty scales sharply with delay under section 9 of the Stamp Duty Ordinance. Late by up to 1 month: 2× the duty owed. Late by 1–2 months: 4× the duty. Late by more than 2 months: up to 10× the duty. On a HK$8M flat with HK$600,000 Scale 1 duty, a 3-month delay could balloon to a HK$6,000,000 penalty. The IRD has discretion to reduce the penalty in genuine hardship cases, but this requires a formal written application with supporting evidence (medical, banking, unforeseeable events) — it is not granted for simple forgetfulness or solicitor error.