For non-owner-occupied residential property, calculate 12% on the first S$30,000 of annual value, 20% on the next S$15,000, 28% on the next S$15,000 and 36% above S$60,000.
Confirm the correct rate table
The non-owner table generally applies when the owner does not live in the residential property. It is materially different from the concessionary owner-occupier table. Confirm the status and effective date in MyTax Portal before building the cash-flow model. (IRAS property-tax rates)
For annual value of S$45,000, the first S$30,000 produces S$3,600 and the next S$15,000 produces S$3,000. Total tax is S$6,600, not S$9,000 from applying 20% to every dollar.
| Situation | What changes |
|---|---|
| Annual value up to S$30,000 | Apply 12% to the full annual value |
| Annual value from S$30,001 to S$45,000 | Add 20% on the slice above S$30,000 |
| Annual value from S$45,001 to S$60,000 | Add 28% on the slice above S$45,000 |
| Annual value above S$60,000 | Add 36% only on the excess |
Model a higher annual value
At S$70,000 annual value, the band amounts are S$3,600, S$3,000, S$4,200 and S$3,600. The total is S$14,400. Label it a worked calculation and check the bill for any effective-period apportionment. (IRAS HDB property-tax examples)
Actual rent received is not automatically the annual value used for property tax. IRAS assesses annual value from estimated market rent. Use the official annual value even when the tenancy rent, vacancy period or mortgage cost differs.
Example: At annual value S$70,000, the progressive calculation is S$3,600 + S$3,000 + S$4,200 + S$3,600 = S$14,400. At S$45,000 it is S$6,600.
Plan for status changes
Moving out, renting the whole property or reoccupying it can change the rate treatment. Record move and tenancy dates, submit the relevant update, and retain IRAS acknowledgement.
To understand the owner-occupation concession, run both tables on the same annual value. Do not compare two bills with different annual values or partial assessment periods and attribute the whole gap to the rate.
- Confirm the property status
- Copy annual value
- Split value at S$30,000, S$45,000 and S$60,000
- Apply each marginal rate
- Add the results
- Check effective dates
- Reconcile with the bill
