Stamp duty is $34,120 for a first-time citizen buying at District 28's 2Q2026 median

This is an illustrative example built on the quarter's median price and a stated buyer profile. It is not a real purchase, not a valuation of any home, and not advice on whether or how to buy. Every figure in it is computed from recorded transactions and the tax and financing rules recorded as in force.

A Singapore citizen buying a first home at District 28's 2Q2026 median of $1,238,000 would pay stamp duty of $34,120, in an illustrative example computed by this site's engine. The loan-to-value limit, not the debt-servicing test, sets the loan ceiling in this case.

The median is based on 35 sales recorded in URA Data Service caveats for District 28 (Seletar, Yio Chu Kang) in 2Q2026, down 3.9% y-o-y. The buyer is 35 years old with a household income of $18,000 a month and a 25-year bank loan.

District 28 median is 3.9% lower y-o-y in 2Q2026

The median price of $1,238,000 compares with $1,288,000 in 2Q2025. It is the median for 60 to 99 sqm private units, which covers 35 sales in the quarter.

The median unit size is 861 sqft, and the median price per area is $1,558 psf. The table below sets out the sales behind the median.

Cash and CPF needed before the loan come to $343,620

Buyer's stamp duty is $34,120, and additional buyer's stamp duty is $0 at a 0% rate for a citizen buying a first home. The maximum loan is $928,500, which is 75.0% of the price.

Minimum cash is $61,900, with a further $247,600 payable in CPF or cash. The table below lists each item.

Loan-to-value limit is the binding cap on the loan

The loan allowed by the loan-to-value limit is $928,500, against $1,875,580 allowed by the TDSR. The mortgage servicing ratio does not apply to this purchase.

The monthly instalment is $4,403 at 3%, or 24.5% of the stated income. At the 4% stress rate used for the TDSR test, it is $4,901.

Holding the home for five years costs $220,782 in all

Interest over the five years is $129,601, the largest item. Property tax and maintenance come to $23,532, costs going in are $37,390 and costs coming out are $30,258.

The calculation assumes a sale after five years at today's indicative mid value. The seller pays 2% commission and $3,000 in legal fees, plus 9% GST. The price would need to rise 18.2% over the five years to cover the total.

Stamp duty at the same price ranges widely by buyer profile

Buyer's stamp duty is the same for all four profiles. Additional buyer's stamp duty sets them apart, at rates from 0% to 60%.

A Singapore citizen buying a second home pays $281,720 in total, and the loan-to-value cap falls to 45%. A permanent resident buying a first home pays $96,020, and a foreigner pays $776,920.

The five-year hold cost of $220,782 is measured against an assumed sale at today's indicative mid value. On that basis, the price would need to rise 18.2% over the period to cover it. Rates are versioned rules checked against IRAS and MAS publications, and the newest version applied took effect on 2025-07-04.

Method: an illustrative example, not a real purchase. The price is the median of the quarter's recorded sales named. The buyer is a Singapore citizen first-time owner-occupier aged 35. The stated household income is S$18,000 a month, with no other debt. The loan is the maximum, over 25 years at 3%. Stamp duty, loan limits, instalments and the five-year hold cost are computed by this site's position engine under the rules recorded as in force for the quarter. The rule versions used are bsd 2023-02-15, absd 2023-04-27, ssd 2025-07-04, ltv 2024-08-20, tdsr 2022-09-30, property_tax 2025-01-01, costs 2020-01-01. Further assumptions: sale at today's indicative mid value after 5 years. Seller pays 2% commission and S$3,000 legal fees, plus 9% GST. Mortgage interest from a standard amortisation schedule at the given rate. Loan of S$928,500 (75% of the price), the maximum available. Property tax on an assumed annual value of S$33,660 (85% of market rent). Maintenance at the configured norm. Rates are versioned data in config/rules.yaml, checked against IRAS and MAS publications on 2026-09-18. The newest version applied here took effect 2025-07-04. Rules change with each cooling-measure round. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.