So you’ve finally spotted the one — that perfect condo with the morning sun and walking distance to the nearest kopi stall. Then you check the fine print and see it: ABSD (Additional Buyer’s Stamp Duty).

Cue dramatic music.

In 2025, ABSD rates are steeper than ever. Buying a second property means you could easily fork out six figures just in taxes. For most homeowners, that’s the difference between a comfortable upgrade… and a financial facepalm.

But here’s the good news: avoiding ABSD isn’t about loopholes or luck. It’s about knowing the rules well enough to make them work for you.

Let’s unpack the updated strategies Singapore homeowners are using in 2025 to buy smarter — and keep that hard-earned cash where it belongs.

The Basics: What’s Changed in 2025

The ABSD Rates That Make Grown Adults Cry

ABSD was introduced to curb property speculation. But in 2025, it’s doing double duty as a budget buster. Here’s the latest snapshot:

So if you’re a Singapore Citizen buying a second property worth $1.5 million, you’re staring down a $300,000 ABSD bill. That’s not “ouch” money — that’s “I could’ve bought another car” money.

Why Avoiding ABSD Still Matters

ABSD isn’t a one-time inconvenience. It can crush your investment returns before you’ve even collected your first month’s rent. And because Singapore property prices are still trending upward, the smartest homeowners are planning ahead — using tested, legal strategies to reduce or avoid it entirely.

That’s where 2025’s updated playbook comes in.

The 2025 Strategies: How Homeowners Are Playing It Smart

1. The Classic “Sell First, Buy Later”

This one never goes out of style.

If you sell your first home before signing the Option to Purchase (OTP) for your next, you’re officially “property-free.” Result? No ABSD.

Why It Works

ABSD is triggered based on how many properties you own at the time of purchase. Once your old place is legally sold, the IRAS considers you a first-time buyer again.

2025 Pro Tip

You can negotiate a longer completion date or a temporary extension of stay with your buyer. This lets you live in your current place for a few more months while your new one is finalised — no need to couch-surf with your in-laws.

2. The Single-Name Ownership Trick

If you’re buying your very first home with your spouse this year, consider putting it under one name only.

Why It Works

ABSD applies per individual, not per household. If one spouse stays “property-free,” they can later buy a second property in their own name without triggering ABSD.

Example:

• Mr Tan buys the first condo under his name only.
• Mrs Tan remains property-free.
• A few years later, Mrs Tan buys an investment unit.
• ABSD? Zero.

The Catch

The sole owner must qualify for the full mortgage, so income and debt levels matter. And if only one spouse is listed, make sure you’ve got a solid legal agreement or will in place — just in case life happens.

3. The Decoupling Shuffle (Still Popular in 2025)

Welcome to the world of Decoupling Property in Singapore — the legal way couples rearrange ownership to save big on taxes.

How It Works

Let’s say you and your spouse co-own a $1.5M condo.

• Spouse A “sells” their share to Spouse B.
• Spouse B becomes the sole owner.
• Spouse A now owns zero property and can buy another home as a first-timer.

What’s New in 2025

Banks are now extra strict about loan reassessment during decoupling. The remaining owner (Spouse B) must prove they can handle the full loan amount solo.

Also, updated IRAS guidelines now require transparent market valuation for the share being transferred. So no, you can’t lowball the price just to shave off stamp duty.

When It’s Worth It

If your next property is $1.5M or above, saving 20% ABSD (~$300K) usually outweighs the $40K–$50K decoupling cost (legal fees, valuation, and Buyer’s Stamp Duty on the share transfer).

4. The ABSD Refund Route

Even if you do pay ABSD upfront, you might not be stuck with it forever.

Who Qualifies

Singapore Citizen couples who:

• Jointly buy a new residential property while still owning an existing one, and
• Sell the first property within 6 months of buying the new one.

If you tick both boxes, you can apply for an ABSD refund from IRAS.

Why This Matters in 2025

More couples are using this to upgrade seamlessly without rushing their sale. It’s ideal if your old property takes longer to sell or you’re timing the market for a better offer.

Just remember — miss that 6-month window, and the ABSD refund disappears faster than BTO launch slots.

5. The Family Investment Strategy

Some families are playing the long game by buying properties under their children’s or parents’ names.

Why It Works

If your adult child (over 21) doesn’t own property, they can purchase one as a first-timer with no ABSD.

The Fine Print

• Your child or parent must legally own the property (and the loan).
• You can’t use your CPF funds unless your name is also on the title.
• There are inheritance and family-trust implications — so get proper legal advice before proceeding.

This isn’t a “hack” — it’s estate planning in disguise. Done right, it can help build multigenerational wealth and sidestep ABSD in the short term.

The Reality Check

Not Every Strategy Works for Everyone

Avoiding ABSD depends on three key things:

1. Your long-term goal – Are you upgrading or investing?
2. Your cashflow – Can you afford temporary overlaps or legal costs?
3. Your eligibility – Income, loan capacity, and existing ownership matter.

Sometimes paying ABSD is actually simpler (and safer) than restructuring your entire property portfolio just to avoid it.

How to Decide Like a Pro

Here’s a quick rule of thumb:

If your move saves less than it costs to execute, it’s not a strategy — it’s a spreadsheet trap.

Conclusion

Avoiding ABSD in Singapore isn’t about finding secret loopholes. It’s about planning smarter than the average buyer.

In 2025, the rules are clear — but they still leave room for strategy. The trick is knowing which move fits your situation:

• Sell before you buy for clean simplicity.
• Buy under one name for future flexibility.
• Decouple strategically if you’re building a portfolio.
• Claim refunds if you’re upgrading on a tight timeline.

Each path works, but only if it matches your finances, timing, and long-term goals.

Because at the end of the day, the smartest homeowners don’t just avoid ABSD — they make it irrelevant.