Property Tax Calculator Singapore 2026 (with the 2026 Rebate)

White HDB and condo blocks under a pale blue sky — Property tax follows the rent a home could fetch, not what it's worth. Photo: Galen Crout on Unsplash

At a glance

What it's charged on: Annual value: IRAS's estimate of a year's rent, unfurnished
Owner-occupier rates: 0% on the first S$12,000 of AV, then 4% up to S$40,000, rising to 32%
Rented out or empty: 12% on the first S$30,000, rising to 36% above S$60,000
2026 rebate: 15% for owner-occupied HDB flats; 10% for private homes, capped at S$500
Bill and deadline: Sent in December, due by 31 January; GIRO spreads it over 12 months

Your 2026 property taxS$0

Your home

Annual value (AV)S$On your property tax bill, or in myTax Portal under Property, View Property Dashboard. It is IRAS's estimate of a year's rent, not your home's price.Don't know it? Start from your flat typeTypical 2026 AVs, worked back from MOF's average bills. Your own AV can differ by town and floor.Or estimate it from rentS$IRAS bases AV on the rent a home could fetch unfurnished, without maintenance fees. Twelve months' rent is a ceiling, so your real AV is often a little lower.

How it's worked out

Band of annual value	Tax

Rates used

Owner-occupier rates (from 1 Jan 2025): 0% on the first S$12,000 of AV, 4% on the next S$28,000, 6% on the next S$10,000, 10% on the next S$25,000, 14% on the next S$10,000, 20% on the next S$15,000, 26% on the next S$40,000 and 32% above S$140,000.
Non-owner-occupier rates (from 1 Jan 2024), for homes that are rented out in full, left empty or owned by a company: 12% on the first S$30,000, 20% on the next S$15,000, 28% on the next S$15,000 and 36% above S$60,000.
2026 one-off rebate for owner-occupied homes: 15% for HDB flats and 10% for private homes, capped at S$500. It comes off the bill automatically. No rebate has been announced for 2027 yet.
Renting out a room while you live in the flat keeps the owner-occupier rates.

Ask what your home could rent or sell for

An estimate. IRAS sends the actual bill, usually in December, and it is due by 31 January. Rates last checked 13 October 2026.

What the calculator shows

The big number is your 2026 bill. For a home you live in, it’s after the one-off rebate, which IRAS takes off automatically. The tiles show the bill before the rebate, the rebate itself, what the same home would cost if you rented it out, and what you’d pay in 2027 at the same annual value if no new rebate is announced.

Switch to “It’s rented out or empty” to see the landlord’s side: the bill, how much more it is than living there, and how much of a year’s rent goes to tax.

Annual value, not price

Property tax in Singapore is charged on annual value (AV): the rent IRAS estimates your home could fetch in a year, without furniture or maintenance fees. It has nothing to do with what you paid. A S$700,000 4-room flat and a S$1 million one in the same estate can have similar AVs if they would rent for about the same.

IRAS reviews AVs every year against market rents. When rents rise, your tax goes up even if the rates stay the same, which is what happened to many owners in 2026.

Owner-occupier rates

If you live in the home, the first S$12,000 of AV is tax-free and the next S$28,000 is taxed at 4%. Rates then climb through 6%, 10%, 14%, 20% and 26% to 32% on AV above S$140,000.

Most HDB flats sit in the 0% and 4% bands, so their bills are small. 1-room and 2-room flats pay nothing. A typical 4-room flat pays about S$14 a month in 2026, after the rebate.

The 2026 rebate

For 2026 only, owner-occupied HDB flats get 15% off their bill and private homes get 10%, capped at S$500. It’s smaller than the 2025 rebate of 20% and 15%. Nothing has been announced for 2027 yet, so the calculator’s 2027 tile shows the bill without it.

Rented out or left empty

A home you don’t live in pays non-owner-occupier rates: 12% on the first S$30,000 of AV, 20% on the next S$15,000, 28% on the next S$15,000 and 36% above that. There is no tax-free band and no rebate.

The jump is large. A condo with an AV of S$36,000, which rents for about S$3,000 a month, pays about S$864 in 2026 if the owner lives in it, and S$4,800 if it’s rented out. That’s worth putting in the sums before you keep your old home as an investment, or decouple to buy a second property.

Paying the bill

IRAS sends bills in December and they’re due by 31 January. GIRO spreads the payment over up to 12 months interest-free. A late payment draws a 5% penalty, and more if it stays unpaid.

Before you rent out or sell

If you’re weighing renting out your home against selling it, the tax is one line in a bigger sum. Our valuation tool gives you a price range for an HDB flat, and the stamp duty calculator shows the cost of keeping one home while buying another.

Common questions

How much property tax does a 4-room HDB flat pay?

A 4-room flat with an annual value of about S$17,100, close to the 2026 average, pays 4% on the S$5,100 above S$12,000, or S$204. The 15% rebate takes off S$30.60, leaving about S$173, or S$14 a month. If the same flat were rented out in full, the bill would be about S$2,052.

Where do I find my annual value?

It's printed on your property tax bill. You can also log in to myTax Portal with Singpass and open the property dashboard, which shows the AV for every year you've owned the home.

Do I lose the owner-occupier rates if I rent out a room?

No. As long as you live in the flat, renting out a room keeps the owner-occupier rates and the rebate. The higher rates apply when the whole home is rented out, left empty, or you live somewhere else.

Why did my property tax go up when the rates didn't change?

Because annual values follow market rents, and IRAS reviews them every year. When rents rise, the AV rises and so does the tax, even though the bands are the same. The 2026 rebate is smaller than 2025's (15% for HDB instead of 20%), so many bills rose by a few dollars a month.

Can I appeal my annual value?

Yes, through myTax Portal, by 30 January of the year the AV applies. You need evidence that comparable homes rent for less, such as recent rental contracts in your block or development.

Get a free valuation

Tell us your block and flat type. We'll send recent prices for your block and nearby blocks, and what a sale would leave you after your loan and CPF refund.

Sources

Facts on this page were checked against these sources on 13 October 2026.