This is general information based on IRAS rules as at September 2026. ABSD remission has strict conditions. Confirm your eligibility with IRAS and your conveyancing lawyer before committing.
The rule in plain English
If you are a married couple (at least one Singapore Citizen) and you jointly buy a second home while still owning your first, you pay the 20% ABSD upfront. You can then apply for a refund if you sell the first home within the deadline.
| Condo type | Deadline to sell your first home |
|---|---|
| Uncompleted (new launch, e.g. One Chuan Grove) | Within 6 months after TOP or CSC, whichever is earlier |
| Completed (resale, or new launch already at TOP) | Within 6 months of the purchase date |
Why this favours new launches
With a completed resale condo, you have only 6 months to sell your HDB flat after buying. With One Chuan Grove, the clock starts at TOP, estimated around 2030. You can:
- Keep living in your flat throughout construction, so you only move once
- Sell at a time of your choosing within the window
- Avoid the stress of a quick sale
A worked timeline
| When | What happens |
|---|---|
| Launch (e.g. early 2027) | Book a unit and pay 5%. Couple still owns the HDB flat |
| Within 8 weeks | Pay the 15% down payment and sign the S&P |
| Within 14 days of S&P | Pay BSD + 20% ABSD (e.g. $440,000 on a $2.2M unit) |
| 2027 – 2030 | Progressive payments during construction; family stays in the HDB flat |
| ~6–9 months before TOP | List the HDB flat for sale |
| TOP (~2030) | Collect keys, renovate and move in |
| Within TOP + 6 months | Complete the HDB sale, then apply to IRAS for the ABSD refund |
The catch: funding the ABSD upfront
On a $2.2M unit, the ABSD is $440,000, payable within 14 days of the S&P, on top of the 25% down payment (with an HDB loan outstanding) and BSD. Many couples cannot fund this without selling first. Run your numbers in the stamp duty calculator and the affordability calculator.
Watch-outs
- Joint purchase. Both spouses must buy the new property together.
- Singles do not qualify. Single buyers keeping their first property pay ABSD with no refund.
- HDB loan outstanding lowers your condo LTV to 45% and raises the minimum cash to 25%.
- Miss the deadline and you lose the refund. Plan the flat sale early.