Upgrading from an HDB flat to a private condominium is a major milestone for many Singaporean homeowners. But with ABSD (Additional Buyer’s Stamp Duty) climbing to 20% or more, many are asking:

“Can I upgrade without paying ABSD?”

The good news is — yes, you can. This blog reveals the legal and strategic ways to do so in 2025.

💡 What is ABSD in 2025?

If you already own a property and buy another, you are subject to:

    Buyer Type

    ABSD on 2nd Property

    Singapore Citizens

    20%

    Singapore PRs 30%
    Foreigners 60%

    The catch: ABSD is payable even if you plan to sell your HDB later — unless you structure your upgrade right.

    🔓 6 Smart Ways to Upgrade Without Paying ABSD

    ✅ 1. Sell Your HDB Flat First

    The most straightforward strategy: sell your flat before buying a private property.

    How it works:

    • Once your HDB is sold (i.e., Option to Purchase exercised), you’re considered not to own any property.
    • You can buy a condo as your first property, and no ABSD applies.

    Bonus tip: Negotiate a 3-month extension stay after completion so you don’t need temporary rental.

    ✅ 2. Buy First, Sell HDB Within 6 Months – ABSD Remission (For Married Couples)

    If you and your spouse are both Singapore Citizens, and you’re buying a condo together, ABSD is payable upfront but refundable when:

    • You sell your HDB within 6 months of condo purchase (or 6 months after TOP for new launches).
    • Both spouses are buyers and owners of the new condo.

    Pros:

    • Seamless move without interim rental.
    • Get back full ABSD in about 6–9 months.

    Cons:

    • Need to pay ABSD first — can be over $300,000.
    • Requires careful timeline management.

    ✅ 3. Sole Owner Strategy – Buy Under the Other Spouse’s Name

    If your current HDB is owned solely by one spouse, the other spouse (who does not own any property) can buy a condo in their sole name.

    Result: No ABSD, as it is the buyer’s first property.

    Important:

    • Ensure the spouse buying the condo has sufficient income for the loan.
    • This strategy doesn’t work if both spouses co-own the HDB.

    ✅ 4. Sell HDB, Then Each Spouse Buys Separate Condo

    After selling your HDB, you and your spouse can buy two separate private properties, each under a single name.

    Why it works:

    • Both are now first-time private buyers.
    • Each avoids ABSD if properties are purchased separately.

    Ideal For:

    • Dual-income households with strong financial capacity.
    • Families planning to stay in one unit and rent out the other.

    Caution: Make sure you pass the Total Debt Servicing Ratio (TDSR) individually for each loan.

    ✅ 5. Buy a New Executive Condominium (EC)

    If you haven’t owned any private property before, and meet eligibility, buying an EC from a developer is ABSD-free.

    Eligibility:

    • Must be a Singaporean couple or family nucleus.
    • Monthly household income ≤ $16,000.
    • First-time EC buyer.

    2025 Opportunities:

    • New ECs like Otto Place and Lumina Grand are drawing strong interest for exactly this reason.

    Perks:

    • No ABSD.
    • Prices are subsidised (typically 20–30% cheaper than private condos).
    • After 5 years, you can sell to Singaporeans/PRs, and after 10 years, to foreigners too.

    ✅ 6. Use the “Sell HDB First, Buy After” Strategy with Planning

    If none of the above methods apply, the safest way remains to sell first, then buy.

    Yes, it may involve:

    • Short-term rental or staying with family,
    • Temporary inconvenience…

    But it gives you:

    • Full loan eligibility (as a first-time buyer),
    • No ABSD,
    • Greater financial clarity and freedom.

    Expert tip:

    Line up your purchase before you sell, or negotiate a longer stay period with your buyer.

    📌 Summary: Which Method Is Right for You?

    Strategy ABSD Payable? Key Requirements
    Sell HDB First Need backup housing (rental/family support)
    ABSD Remission (Buy First) ✅ (Refundable) Married SG Citizen couple, sell HDB in 6 months
    Sole Owner Condo Purchase HDB must be under one spouse only
    Sell HDB → Buy 2 Private (1 Each) ❌ (per person) Strong finances & TDSR capacity
    Buy Executive Condo (EC) Must meet EC eligibility rules

    🧠 Before You Upgrade: Run Your Numbers

    Ask yourself:

    • Do I have sufficient loan eligibility after CPF usage?
    • Can I manage temporary accommodation or transition timelines?
    • Is my HDB at a profitable stage to sell?
    • Am I eligible for EC?

    A Personalised Property Wealth Plan can help you weigh your options — and save you tens or even hundreds of thousands in stamp duty.

    📞 Ready to Make the Move?

    At PropertyNet.SG, we help HDB owners upgrade strategically with:

    ✅ Loan & timeline planning
    ✅ EC and condo project selection
    ✅ ABSD-free strategies
    ✅ CPF usage and refinancing guidance

    📲 Book a free session or get your Property Report at www.PropertyNet.SG

    🚀 Stay Ahead in the Property Market!

    Be the first to receive exclusive updates, launch reviews, insider deals, and real-time alerts — directly on your preferred app.

    👉 Join our community now:

    🌐 Spread Knowledge. Share with Others.

    Click any of the icons below to share this content with those who may benefit from it.