Singapore Owner-Occupier Property Tax Calculator 2026
Calculate Singapore property tax for 2026 owner-occupier residential properties. Progressive rates from 0% (AV ≤ S$12,000) to 32% (AV > S$140,000). Higher rates applied 2024+ for higher-value properties to make tax more progressive. Non-owner-occupier rates also calculated separately for comparison.
Annual Value (AV) Defined
AV = estimated annual market rent of property (unfurnished, vacant). Set by IRAS based on rental comparables for similar properties nearby. Reviewed periodically. Most owner-occupiers don't actually rent out — AV is a tax-only assessment. IRAS publishes AV via property tax bill annually (around year-end for next year). Public can also check own AV via myTax Portal.
Owner-Occupier Progressive Rates 2026
First S$8,000 AV: 0%. Next S$22,000 (AV S$8K-30K): 4%. Next S$10,000 (AV S$30K-40K): 5%. Next S$15,000 (AV S$40K-55K): 7%. Next S$15,000 (AV S$55K-70K): 10%. Next S$15,000 (AV S$70K-85K): 14%. Next S$15,000 (AV S$85K-100K): 18%. Next S$15,000 (AV S$100K-115K): 22%. Next S$15,000 (AV S$115K-130K): 26%. Above S$140,000: 32%. Effective 1 Jan 2024.
Non-Owner-Occupier Rates (Investor)
If you rent out the property or don't occupy yourself: flat rates — Up to S$30K AV: 12%. S$30K-45K: 20%. S$45K-60K: 28%. Above S$60K: 36%. Substantially higher than owner-occupier. Tax registration as 'owner-occupier' requires actually living in the property — IRAS audits. False declaration triggers tax adjustment + penalty 100% of underpaid tax + criminal prosecution risk.
Rebates and One-Off Concessions
Singapore Budget periodically announces one-off property tax rebates. Budget 2024: 100% owner-occupier rebate for AV ≤ S$30,000 (lower-tier properties). Budget 2025: 20% rebate for owner-occupiers AV S$30K-$85K. Verify with IRAS for current year. Apply automatically — credited against property tax bill. Higher-value properties (AV > S$85K) typically excluded from broad rebates. NHIE residents may qualify for hardship deferment.
Sources: Inland Revenue Authority of Singapore (IRAS) Property Tax Owner-Occupier Rates 2024-2026, Singapore Budget statements. Last updated: May 2026.
Frequently Asked Questions
What is Annual Value (AV) in Singapore?
Annual market rent estimate of the property as if vacant and unfurnished. Set by IRAS using rental comparables. Reviewed periodically. Owner-occupiers don't actually rent out — AV is a tax-only assessment basis. Check yours via myTax Portal.
What are owner-occupier property tax rates in 2026?
Progressive: 0% on first S$8,000 AV → 4% to 30K → 5% to 40K → 7% to 55K → 10% to 70K → 14% to 85K → 18% to 100K → 22% to 115K → 26% to 130K → 30% to 140K → 32% above. Effective 1 Jan 2024.
Why is non-owner-occupier (investor) tax higher?
To discourage real-estate speculation and incentivize owner-occupation. Investor rates: 12-36% (flat by AV tier). Owner-occupier: 0-32% (progressive). On a S$50K AV property, owner pays S$2,150 vs investor S$6,800 — over 3x difference.
What property tax rebates are available?
One-off Budget rebates — varies year to year. Budget 2024: 100% rebate for AV ≤ S$30K (owner-occupier). Budget 2025: 20% rebate for AV S$30K-85K. Higher-value properties typically excluded. Auto-credited against tax bill; no application needed.
What happens if I rent out my property?
You must update IRAS within 14 days of rental tenancy commencement. Property switches to non-owner-occupier rates (12-36%). Backdated tax adjustment applies if you fail to update. Penalty 100% of underpaid tax + criminal prosecution risk for false declaration.