How Property Tax Is Calculated in Singapore: Annual Value, Occupancy and Use
A practical guide to the IRAS calculation flow: Annual Value first, then owner-occupier status and actual use.
Singapore property tax is calculated from Annual Value (AV), IRAS’ estimate of the property’s gross annual rental value. After AV is set, the final treatment depends on whether the property is owner-occupied or non-owner-occupied, and whether its actual use matches the classification on the IRAS notice. The quickest bill check is: review the AV first, then the occupancy status, then whether the property’s current use still matches the notice.
Property tax in Singapore is not based on purchase price, resale value, or mortgage size. IRAS starts with Annual Value, then applies the relevant treatment based on whether the property is owner-occupied and how it is actually used.
What is property tax in Singapore, and what is it based on?
Singapore property tax is calculated from Annual Value, not from purchase price, market value, or mortgage size. Once AV is set, IRAS applies the relevant treatment based on occupancy and actual use.
Property tax in Singapore is based on Annual Value, not on what the owner paid for the property and not on the housing loan. The formula IRAS uses is simply Property tax = Annual Value × the applicable tax rate, with the rate applied marginally across bands. IRAS first determines the property’s AV, then applies the relevant progressive schedule based on whether the property is owner-occupied and how it is actually used. For the official calculation framework, see IRAS’ guide on how property tax is calculated. For a broader ownership-cost overview, see Singapore Property Tax and Ownership Costs and the Gov.sg explainer on residential property tax.
A quick way to clear up common misconceptions is this:
| You compare the bill to... | Is that the tax base? | What matters instead |
|---|---|---|
| Purchase price | No | Annual Value |
| Mortgage amount | No | Annual Value |
| Resale market value | No | Annual Value |
| Current use of the property | Yes, for treatment | Owner-occupied or non-owner-occupied status |
Takeaway: property tax follows rental value and use, not financing.
What is Annual Value, and why is it the starting point for property tax?
Annual Value is IRAS’ estimate of the property’s gross annual rental value if rented out. It is the tax base for property tax, not actual rent, resale value, or loan size.
Annual Value is IRAS’ estimate of the gross annual rent a property could fetch if it were rented out. It is a notional rental figure, not the owner’s actual rent collected, not the resale price, and not the outstanding loan amount. IRAS also explains this on its Annual Value page.
A useful detail when making sense of AV: it is based on gross rental value before deductions such as furniture, furnishings, maintenance, and similar items. That is why your net rental income does not determine the property tax bill.
One way to see it: two homes can have very different purchase prices, but if their rental potential is similar, their AV may still be in a similar range. To locate the figure quickly, check the latest IRAS notice and, if needed, this guide on how to find the Annual Value of your property.
How does IRAS determine Annual Value in practice?
IRAS determines AV using comparable rental evidence from similar properties, locations, and conditions. If a bill looks off, compare the AV against recent rents before assuming the notice is wrong.
IRAS estimates AV using comparable rental evidence. In practical terms, that means similar properties in similar locations, with similar size, type, and condition, are relevant reference points.
The easiest way to make sense of this is to work backwards from the bill. If the AV on a condo looks high, compare it with recent asking or transacted rents for similar units in the same development or nearby competing projects. For a landed home with the same concern, look for closer like-for-like rental evidence rather than resale caveats or mortgage details.
AV can also change when rental market conditions change. So a bill that looks higher than a previous year is not automatically an error. The sharper question is whether the AV still looks reasonable against comparable rents now.
Practical check before you act: compare the AV shown on the notice with recent rents of similar units first. If the rental evidence and the notice look materially out of line, then it may be worth considering a query or objection. For a broader overview, see Owner-Occupier vs Non-Owner-Occupier Property Tax in Singapore.
How does owner-occupier status change the property tax treatment?
Owner-occupied residential homes are usually taxed more lightly than non-owner-occupied homes. The practical test is whether the owner actually lives there, not just whether the owner still owns it.
Owner-occupied residential homes are taxed on a lower rate schedule than non-owner-occupied residential homes. The key point is that this turns on actual occupation, not just who holds legal title.
If you live in the property, it may qualify for owner-occupied treatment. If you have moved out and the property is rented out, or no longer used as your home, it is generally treated as non-owner-occupied. A very common scenario is a condo that was once owner-stay but is now leased out after a relocation. In that case, the bill should be reviewed rather than assumed to be unchanged.
Both schedules are progressive and applied marginally across Annual Value bands. As of 2026, the current IRAS rates are:
Owner-occupier residential rates (from 1 January 2025): 0% on the first $12,000 of AV, then 4% ($12,001–$40,000), 6% ($40,001–$50,000), 10% ($50,001–$75,000), 14% ($75,001–$85,000), 20% ($85,001–$100,000), 26% ($100,001–$140,000), and 32% on AV above $140,000.
Non-owner-occupier residential rates (from 1 January 2024): 12% on the first $30,000 of AV, then 20% (next $15,000), 28% (next $15,000), and 36% on AV above $60,000.
Because these bands were revised recently and can change again, confirm the current schedule on IRAS’ property tax rates and the page on lower property tax rates for owner-occupied residential properties before relying on a figure. For a deeper explanation, see Owner-Occupier vs Non-Owner-Occupier Property Tax in Singapore.
Insight line: ownership alone does not decide the bill. Occupation does. For a broader overview, see Property Tax When You Rent Out Your Flat or Condo.
What happens if the property is rented out, vacant, or only partly occupied?
Rented-out and vacant residential properties are generally treated as non-owner-occupied. Partial occupancy cases need closer checking because the bill should follow actual use, not assumption.
Actual use matters, and vacancy does not automatically preserve owner-occupied treatment. A residential property that is fully rented out is generally treated as non-owner-occupied. A residential property that is vacant is also generally treated as non-owner-occupied rather than given lighter treatment just because no tenant is inside.
The more easily misunderstood cases are partial occupancy situations. Examples include an owner staying in the home while renting out one room, or a property that has just become vacant after lease expiry but has not yet been re-occupied by the owner. In these cases, avoid guessing from intention alone. The safer approach is to verify how IRAS has classified the property on the latest notice and whether that still matches the facts on the ground.
Practical takeaway: do not use vacancy as shorthand for tax relief. Check the bill, the occupancy status, and the timing of any recent move-in or move-out first. For a broader overview, see Property Tax for HDB Flats, Condos and Landed Homes in Singapore.
How do residential, non-residential, and mixed-use properties differ in property tax treatment?
Residential, non-residential, and mixed-use properties can be taxed differently because both classification and actual use matter. Mixed-use and changed-use cases should be verified against the latest IRAS notice before you rely on an answer.
Property tax treatment follows classification and actual use, not just the postal address or ownership structure. Straightforward residential homes are usually easiest to explain. Non-residential properties follow a different tax framework. Mixed-use properties need more care because the property may not fit a simple owner-stay versus rental story.
Common agent examples include conserved shophouses, strata units with commercial components, or properties whose use has changed over time. In these cases, the safest approach is to read the latest notice before giving a definitive answer.
| Property situation | What to verify first |
|---|---|
| Standard residential home | AV and whether the notice shows owner-occupied or non-owner-occupied |
| Clearly non-residential unit | Property classification and whether the bill matches the current use |
| Mixed-use or changed-use property | Whether the classification and actual use on the notice still match the current facts |
Useful rule of thumb: if the property is not a plain-vanilla owner-stay home, verify the classification before drawing a conclusion about the tax outcome.
What should you check on the IRAS property tax bill?
Start with three checks: the Annual Value, the occupancy treatment shown, and whether the property’s current use still matches the notice.
- ✓Check the Annual Value shown on the notice first.
- ✓Confirm whether the bill reflects owner-occupied or non-owner-occupied treatment.
- ✓Verify that the property description and address are correct.
- ✓Compare the bill against the property’s current use, especially after a tenancy start, tenant move-out, or owner move-in.
- ✓If the AV looks unusually high or low, compare it with recent rents for similar nearby properties before escalating.
- ✓If you are unsure where to locate the AV, use [How to Find the Annual Value of Your Property in Singapore](/singapore-property-research/find-annual-value-property).
- ✓If the issue appears to be the AV itself, refer to IRAS’ process to object to Annual Value.
What are the most common mistakes people make when reading a property tax bill?
It is easy to compare property tax to sale price, loan size, or rent collected, which are the wrong benchmarks. The bill follows Annual Value and use.
The biggest mistakes are comparing the bill to purchase price, resale value, mortgage size, or net rental income. It is also common to confuse property tax with stamp duties, even though stamp duties are transaction taxes while property tax is a recurring annual tax. Another common mistake is assuming a vacant property should automatically enjoy lower tax treatment.
Memory line: property tax follows AV and use, not the size of the loan.
When should you update IRAS or review the property tax treatment?
Review the property tax treatment whenever occupancy or use changes, especially after a tenancy start, move-out, owner move-in, or change of use. The latest bill may still reflect an older status.
A recent change in occupancy or use should trigger a review of the latest bill. The most common scenarios are:
- you move out and start renting the unit
- a tenant moves out and the property becomes vacant
- you move back into a previously rented property
- part of the property starts being used differently from before
This matters because property tax is billed yearly in advance, so the latest notice may still reflect an earlier status. If you have already moved out, or the tenant has already left, the practical next step is not to debate the outcome from memory. Pull up the latest IRAS notice and the change date, then check whether the billing treatment still matches the current facts.
For rental-change situations, Property Tax When You Rent Out Your Flat or Condo is a useful next read. Practical takeaway: every tenancy change is also a tax-status review point.
Is property tax in Singapore calculated on market value or Annual Value?
Singapore property tax is calculated on Annual Value, not market value. If you compare the bill to the property’s sale price, you are using the wrong benchmark.
It is calculated on Annual Value, not market value. AV is IRAS’ estimate of the property’s gross annual rental value, while market value is a different concept used more commonly in sale, valuation, and financing discussions.
This distinction matters in practice. If you think, "My home is worth more than before, so that must be why the property tax rose," that is only a useful explanation if the higher market value also reflects higher rental value and a revised AV. The cleaner way to check is to review the AV and occupancy treatment on the latest notice, not the last sale price. If you need help locating that figure, see How to Find the Annual Value of Your Property in Singapore.
Methodology and sources
Where the figures come from — and what this page does not claim.
Sources. The rates and rules on this page are from the Inland Revenue Authority of Singapore (IRAS) and the Ministry of Finance, current as of 2026, with effective dates noted where they changed recently (e.g. owner-occupier property-tax bands from Jan 2025, and non-owner-occupier bands from Jan 2024). The owner-occupier scale (0%–32%) and the non-owner-occupier scale (12%–36%), and the Property tax = Annual Value × rate formula, are IRAS figures. Rates change — always confirm the current figure on IRAS before relying on it.
Scope. This is a practical explainer, not tax advice; the tax on a specific property depends on its exact Annual Value, occupancy, and use. Note that property tax is a separate charge from a condo's recurring maintenance contributions — see What Are MCST Fees in Singapore and What Do They Cover? — and separate again from income tax on any rent, covered in How Rental Income Is Taxed in Singapore.
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