2026 rebate: HDB 15%, private 10% (cap $500) — Singapore property tax

Property tax in Singapore is calculated as Annual Value multiplied by the applicable tax rate, with owner-occupiers taxed at concessionary progressive rates below non-owner-occupier bands. A one-off rebate applies automatically to owner-occupied homes in 2026, and bills are payable by 31 January. Owners view and settle bills through myTax Portal using Singpass.

TL;DR:

• Owner-occupied properties with an AV up to $12,000 are exempt from property tax, and rebates in 2026 will cut owner-occupier bills by up to 15%, capped at $500.
• Properties are taxed based on the estimated gross annual rent (AV), which fluctuates yearly based on rental market conditions and location factors.
• Non-owner-occupied residential properties face higher progressive rates starting at 12% on the first $12,000, while non-residential properties are taxed at a flat 10%.
• Property owners can pay taxes via multiple channels, with GIRO being the most common for interest-free monthly instalments, but late payments trigger penalties.
• Available exemptions are limited to certain public buildings and places of worship, with no relief for vacant or secondary properties that are not owner-occupied.

Table of Contents

• What is property tax in Singapore and how is it worked out?
• Owner-occupied vs non-owner-occupied: what changes and the 2026 rebate
• How is Annual Value determined and how do you check yours?
• Paying property tax: deadlines, channels and instalments
• Which properties are taxed, and what is exempt?
• Property tax vs income tax: what landlords need to know
• Worked examples: how the numbers actually play out
• Using Haio's tools to estimate AV and plan ahead
• A publisher's note on tracking your Annual Value
• Estimate your AV and plan your instalments before December
• Sources

What is property tax in Singapore and how is it worked out?

Property tax is an annual charge on owning immovable property in Singapore, distinct from income tax on rent received. The Ministry of Finance describes it as Singapore's asset tax on immovable property, and it applies whether or not the property is occupied, let out, or left vacant.

The formula is straightforward: Annual Value (AV) × applicable tax rate = property tax payable. IRAS calculates this by multiplying the AV against a progressive schedule that depends on whether the property is owner-occupied. AV is the estimated gross annual rent a property could fetch on the open market, not its sale price or purchase cost.

Owner-occupier rates are concessionary and progressive, rising with AV. Non-owner-occupied residential properties, including those you let out, sit on a steeper schedule starting higher and climbing faster. Non-residential property, including most commercial and industrial premises, is taxed at a flat 10% of AV regardless of AV level.

The full breakdown by band sits on the IRAS property tax rates page, which remains the authoritative reference for exact percentages at each threshold.

Owner-occupied vs non-owner-occupied: what changes and the 2026 rebate

Owner-occupier rates apply to the one residential property you occupy as your home. If you own two properties, only one can carry owner-occupier status. Where a property is jointly owned, all owners typically need to occupy it (or apply jointly) for the concessionary rate to apply across the full AV.

Owner-occupier status is withdrawn once you let out the property, whether the whole unit or a room, or once you no longer live there as your main residence. At that point IRAS reassesses the property at non-owner-occupier rates from the date of change, not retrospectively for the whole year.

For 2026, the government has confirmed a one-off rebate for owner-occupied homes:

• HDB flats: 15% off the payable property tax.
• Private residential properties: 10% off, capped at $500.
• The rebate is automatically offset against your 2026 bill, with no application needed.

If your circumstances change, such as moving into a second property or renting out your current home, use IRAS's digital services on myTax Portal to apply for or withdraw owner-occupier tax rates, rather than waiting for the annual notice to catch up.

How is Annual Value determined and how do you check yours?

AV is not your purchase price or mortgage amount. It is the estimated gross annual rent your property could achieve, based on rentals of comparable properties in the area rather than sale transactions, which Gov gives IRAS a more stable, data-rich benchmark than volatile sale prices. Size, condition, location and the state of nearby rental markets all feed into the estimate, which is why AV can shift year to year even without renovations.

To check your AV and tax bill:

1. Log in to myTax Portal with Singpass.
2. Select "View Property Summary" to see your current AV and property details.
3. Select "View Property Tax Notices" or the interactive i-Bill to see your latest assessment.
4. If you need AV history for past years, request it through the paid historical search function, which carries a small IRAS fee per record.

Paying property tax: deadlines, channels and instalments

IRAS issues annual property tax bills in December, and full payment is due by 31 January each year, whether you pay in one sum or via instalments arranged in advance. Ad-hoc notices, such as those following a change in ownership or AV revision, carry their own stated due dates on the 2026 property tax bill notice.

Accepted payment channels include:

• myTax Portal (i-Bill, direct online payment)
• AXS stations
• PayNow QR
• Internet banking via participating banks

GIRO remains the most common approach, spreading payment over up to 12 monthly instalments interest-free. Retirees who meet IRAS's residency, income and age criteria can apply for Extended GIRO, stretching payments over up to 24 months.

Pro Tip: Set up GIRO well before December. IRAS sends reminders by SMS and email ahead of the due date, but a missed first deduction can trigger a late-payment penalty even if you intended to pay on time.

Which properties are taxed, and what is exempt?

Property tax applies to virtually all residential and non-residential property in Singapore. Non-residential property, such as most shops, factories and offices, is taxed at a flat 10% regardless of AV. IRAS and MOF list specific statutory exemptions for certain categories, such as some places of worship and public purpose buildings, assessed case by case.

There is no relief for vacancy. A residential unit left empty is taxed at non-owner-occupier rates if it is not your home, so an empty second property does not qualify for owner-occupier concessions. Check specific exemption categories directly on the IRAS website.

Property tax vs income tax: what landlords need to know

Property tax and income tax are separate obligations. Property tax is charged on ownership of the property itself; income tax is charged on rental income you actually receive. Where a property was let during part of the year, the property tax attributable to that letting period may be deductible against your rental income, subject to IRAS's usual rules on allowable expenses.

If you e-stamp a tenancy agreement through myTax Portal, IRAS is notified automatically, so no separate declaration is needed for property tax purposes. You must still declare the rental income itself, along with allowable deductions, in your annual income tax return.

Worked examples: how the numbers actually play out

HDB flat, owner-occupied, AV $11,000: falls entirely within the first tax-free band, so tax payable is $0. This reflects the band increase to $12,000 from 1 January 2025, which took many smaller flats out of tax altogether.

Private condominium, owner-occupied, AV $50,000: the first $12,000 is tax-free, with the remainder taxed progressively across the middle bands, producing a blended effective rate well below the top marginal rate.

Commercial shopfront, AV $80,000: taxed flat at 10%, giving $8,000 payable, with no banding or owner-occupier concession available.

Using Haio's tools to estimate AV and plan ahead

Waiting for your December notice is fine if you only want certainty. If you want to plan cashflow in advance, Haio's valuation tools pull comparable rental data to help you build a reasonable AV estimate before the official notice lands. Pairing that estimate with an affordability check lets you test how a 12-month GIRO instalment, or an Extended GIRO if you qualify, would sit against your monthly budget well before the 31 January deadline arrives.

A publisher's note on tracking your Annual Value

Haio's view is simple: treat any AV estimate, including your own, as a planning tool, not a bill. Always confirm the actual figure on your official IRAS notice before budgeting around it, and remember the 2026 rebate only offsets what you owe. It does not remove the underlying assessment.

— HAIO

Estimate your AV and plan your instalments before December

Working out your likely property tax bill months in advance beats scrambling in January. Haio gives you instant valuation estimates and comparable rental data so you can build a realistic AV assumption without waiting for an official notice, then run that figure through an affordability check to see how a GIRO instalment plan would fit your monthly budget. This is not a replacement for IRAS. It is a way to see the number coming before it arrives, so the actual bill on myTax Portal confirms a plan you have already made rather than forcing a rushed one. Visit Haio to try the valuation tools and model your next property tax cycle.

This article is general information, not a substitute for advice from a qualified financial advisor. Consult a qualified financial professional about your own circumstances before acting on anything here.

Sources

• IRAS | Property Tax Rates
• Gov