Should My Second Property Be Here Or Overseas?

Second Property: Singapore Vs Overseas

Enter a second home in Singapore and one overseas (any country, using your own cost estimates). See how much upfront money each one needs.

New to this? Read The Short Guide First →

Page updated 11 September 2026 · Singapore duties current

1 Your Numbers

Your Two Options

Pick any country. Convert its price to Singapore dollars and use that country’s deposit and buying costs.

Buyer Residency / Homes Owned In Singapore

This sets your ABSD (Additional Buyer’s Stamp Duty). Homes overseas don’t count.

Your Residency

Singapore Homes You Already Own

Buying With Someone Else?

Singapore Homes They Already Own

Singapore Property

Singapore Property Price (S$)

Singapore Loan Limit — LTV (% of price)

Your Gross Monthly Income (S$/month)

Other Loan Repayments, Incl. Current Home Loan (S$/month)

Singapore Mortgage Rate (% per year)

Singapore Loan Tenure (Years)

Overseas Property (Any Country — Enter Your Own Costs)

There is no country list. The overseas side uses only the price, deposit and cost percentages you enter, not any country's tax rules. Ask a local agent, lawyer or lender for these figures.

Overseas Property Price (S$ equivalent)

Overseas Deposit Paid Upfront (% of price)

Overseas Taxes + Buying Costs (% of price)

We work this out in your browser.

2 Your Result

The difference in upfront cash needed is about

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ABSD depends on your residency and the Singapore homes you own. See the full breakdown in Full Stamp Duty →

Singapore Upfront Money

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Overseas Upfront Money

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Singapore Loan (Modelled)

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Singapore ABSD (extra buyer’s duty)

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ABSD Rate For You

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Singapore BSD (buyer’s duty)

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Overseas Taxes + Buying Costs

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What This Estimate Assumes

Estimate only. The Singapore side uses current BSD (Buyer’s Stamp Duty) and the ABSD (Additional Buyer’s Stamp Duty) rate for the residency and Singapore homes you pick. Joint buyers pay the highest rate of any buyer. Remissions, refunds and FTA (free trade agreement) treatment are not applied. The loan is the lower of your LTV (loan-to-value) or what TDSR (the debt repayment limit) allows, tested at your rate or 4%, whichever is higher. Overseas deposit, taxes and buying costs are your own estimates. Leaves out currency moves, ongoing taxes, returns, loan approval and ownership setups. Check the rules in both countries with qualified advisers.

3 What Next

Buy A HomeSee The Steps For This GoalBuy A Home →Read The GuideSecond Property In Singapore Or Overseas: Which Needs More Cash Upfront? →

Before You Use This Number

Which Overseas Countries Does This Cover?

Any country, because you enter the costs. The tool does not include any country's taxes or loan rules. Use figures from an agent, lawyer or lender in that market.

Why Does The Singapore Side Use 45% LTV?

LTV (loan-to-value) is how much of the price you can borrow. 45% is the general bank-loan maximum when you already have one housing loan. A longer tenure or older age can lower it. Use your bank’s in-principle approval (IPA) figure if you have one.