# Revisions to Additional Buyer’s Stamp Duty Regime for Housing Developers to Support Complex Projects and Onboarding to Corenet X

- **Source:** Ministry of National Development
- **Published:** 2025-03-04T16:00:00.000Z
- **Author:** Ministry of National Development
- **Original:** https://www.mnd.gov.sg/newsroom/press-releases/view/revisions-to-additional-buyer-s-stamp-duty-regime-for-housing-developers-to-support-complex-projects-and-onboarding-to-corenet-x
- **Topics:** Government & Policy, Transactions & Deals, Investment & Capital Markets

## Featured rationale

The additional time could reduce execution and sales risks for large or technically demanding developments, potentially strengthening developer confidence in undertaking complex urban-renewal projects.

## AI summary

Qualifying complex housing projects on land acquired from 06 March 2025 receive six-month ABSD remission timeline extensions, or 12 months when meeting multiple categories.

## Original article

The Government announced today the following changes to the Additional Buyer’s Stamp Duty (ABSD) regime for licensed housing developers (HDs):

Extension to the ABSD remission timelines for complex projects; and

Extension to qualifying period for the ABSD remission timeline extensions for smaller projects[1] submitted through CORENET X.

Currently, licensed HDs purchasing residential land are subject to ABSD, comprising a (i) non-remittable component and (ii) upfront remittable component[2]. The upfront remittable component is clawed back with interest, if the following timelines are not met:

Commencement of housing development within 2 years from the date of acquisition of the site (“commencement timeline”);

Completion of the housing development within 5 years from the date of acquisition of the site (“completion timeline”); and

Sale of all housing units within 5 years from the date of acquisition of the site (“sale timeline”).

In Budget 2024, the Government announced that with effect from 16 Feb 2024, housing projects with at least 90% of units sold within the sale timeline will be subject to a lower ABSD remission clawback rate, provided that the commencement and completion timelines are also met. This measure provides some flexibility for HDs who may face difficulties in selling all units within the prescribed sale timeline.

Revisions to ABSD Remission Timelines for Complex Projects

To encourage HDs to undertake complex large-scale urban transformation developments, optimise land use through intensification or integration, rejuvenate older estates or adopt new construction technologies to achieve higher productivity targets, the Government will provide an extension to ABSD remission timelines for the following categories of projects:

Category 1: En bloc redevelopments where (i) the site yields at least 700 residential units upon redevelopment, and (ii) the number of residential units upon redevelopment is at least 1.5 times the number of residential units of the existing development;

Category 2: Projects with complex technical or infrastructural requirements. This comprises the following: Sites integrated with major public transport facilities (e.g. MRT station, bus interchange);Sites with requirements to implement major public facilities (e.g. hawker centre, underpass that serves the general public);Sites with requirements to implement district-level infrastructure (e.g. district cooling system, district pneumatic waste conveyance system); orSites with requirements to undertake extensive conservation works;

Sites integrated with major public transport facilities (e.g. MRT station, bus interchange);

Sites with requirements to implement major public facilities (e.g. hawker centre, underpass that serves the general public);

Sites with requirements to implement district-level infrastructure (e.g. district cooling system, district pneumatic waste conveyance system); or

Sites with requirements to undertake extensive conservation works;

Category 3: Projects approved under the Strategic Development Incentive (SDI) scheme; and

Category 4: Projects that aim to achieve higher productivity targets, through the adoption of nascent construction technologies, methodologies or progressive practices[3].

Projects that fall within any of the four categories will be provided an extension of 6 months to the ABSD remission commencement, completion and sale timelines. Projects that fall within more than one category will be provided an extension of 12 months to the commencement, completion and sale timelines. These revisions to the ABSD remission timelines will apply to projects on residential land acquired on or after 06 March 2025.

ABSD Remission Timelines for Smaller New Projects on CORENET X

CORENET X is a one-stop integrated digital platform that streamlines the regulatory submission and approval process for development projects.

Currently, private residential projects submitted through the CORENET X approval process are eligible for a 6-month extension to the ABSD remission commencement, completion, and sale timelines, if the following conditions are met:

The project entirely undergoes the CORENET X approval process for building works;

The first submission is made during the transition period from 18 Dec 2023 to 31 Dec 2025; and

Projects have a minimum of 6 months left of its 2-year commencement timeline, at the point when the first submission is made under the CORENET X approval process for building works[4].

Submission through the CORENET X approval process will be mandatory for new projects with a minimum gross floor area (GFA) of 30,000 square metres (sqm) from 1 Oct 2025, and for all new projects from 1 Oct 2026. The 6-month extension to the ABSD remission commencement, completion and sale timelines will cease for new projects with a minimum GFA of 30,000 sqm if their first submission is made after 31 Dec 2025.

To encourage early adoption of CORENET X for smaller projects, the qualifying period for the ABSD remission timeline extensions for new projects with a GFA of less than 30,000 sqm will be extended for first submissions made until 31 Dec 2026 (inclusive), provided the conditions in Paras 7a and 7c are met.

The ABSD remission timeline extensions granted under CORENET X cannot be combined and added to the extensions granted for complex projects in Para 4.

More Information

For more details, please refer to www.iras.gov.sg and go.gov.sg/bca-absd-productivity.

Issued by: Ministry of Finance and Ministry of National Development

[1] With reference to the BCA-URA circular on 23 Jan 2025, smaller new projects refer to projects with total gross floor area under 30,000 sqm.

[2] The upfront remittable component is 15% for residential land purchased between 12 Jan 2013 and 5 Jul 2018, 25% for residential land purchased between 6 Jul 2018 and 15 Dec 2021, and 35% for residential land purchased on or after 16 Dec 2021. The non-remittable component is 5% for residential land purchased on or after 6 Jul 2018.

[3] Examples include (i) high standardisation of building components, which could be replicated across projects, (ii) collaborative contracting and (iii) robotics and automation deployment.

[4] For example, if a project’s ABSD remission commencement timeline is by 31 Dec 2025, the submission is to be made prior to 1 Jul 2025 to be eligible for the extension to the ABSD remission timelines.

## Chinese translation

> Translation model: grok_cli

### 修订住房发展商额外买方印花税制度以支持复杂项目并上线Corenet X

政府今日宣布，对持牌住房发展商（HDs）的额外买方印花税（ABSD）制度作出以下调整：

延长复杂项目的ABSD减免时限；以及

延长通过CORENET X提交的较小项目[1]申请ABSD减免时限延长的合资格期限。

目前，持牌住房发展商购置住宅用地须缴纳ABSD，包括（i）不可退还部分及（ii）预付可退还部分[2]。若未能符合以下时限，预付可退还部分将连同利息予以追回：

自取得地块之日起2年内开工住房发展（“开工时限”）；

自取得地块之日起5年内完成住房发展（“完工时限”）；以及

自取得地块之日起5年内售出全部住房单位（“销售时限”）。

在2024年财政预算案中，政府宣布自2024年2月16日起，若住房项目在销售时限内售出至少90%单位，且同时符合开工与完工时限，将适用较低的ABSD减免追回税率。该措施为可能难以在规定销售时限内售出全部单位的住房发展商提供一定弹性。

复杂项目ABSD减免时限的修订

为鼓励住房发展商承接复杂的大规模城市转型发展项目、通过提高密度或综合开发优化土地用途、活化较旧地区，或采用新建筑技术以实现更高生产力目标，政府将为以下类别的项目延长ABSD减免时限：

第1类：集体出售重建项目，且（i）重建后地块可提供至少700个住宅单位，以及（ii）重建后的住宅单位数量至少为现有发展项目住宅单位数量的1.5倍；

第2类：具有复杂技术或基础设施要求的项目。包括以下情况：与主要公共交通设施整合的地块（例如地铁站、巴士转换站）；须落实主要公共设施的地块（例如熟食中心、供公众使用的地下通道）；须落实区域级基础设施的地块（例如区域供冷系统、区域气动垃圾输送系统）；或须进行大范围保育工程的地块；

与主要公共交通设施整合的地块（例如地铁站、巴士转换站）；

须落实主要公共设施的地块（例如熟食中心、供公众使用的地下通道）；

须落实区域级基础设施的地块（例如区域供冷系统、区域气动垃圾输送系统）；或

须进行大范围保育工程的地块；

第3类：获战略性发展激励（SDI）计划批准的项目；以及

第4类：旨在通过采用新兴建筑技术、方法或先进做法以实现更高生产力目标的项目[3]。

属于上述四类中任何一类的项目，其ABSD减免的开工、完工及销售时限将获延长6个月。同时属于超过一类的项目，其开工、完工及销售时限将获延长12个月。上述ABSD减免时限修订适用于2025年3月6日或之后取得的住宅用地上的项目。

较小新项目通过CORENET X的ABSD减免时限

CORENET X是一站式综合数码平台，可精简发展项目的监管提呈与审批流程。

目前，通过CORENET X审批流程提呈的私人住宅项目，若符合以下条件，其ABSD减免的开工、完工及销售时限可获延长6个月：

项目的建筑工程完全通过CORENET X审批流程进行；

首次提呈在2023年12月18日至2025年12月31日的过渡期内作出；以及

在首次就建筑工程通过CORENET X审批流程提呈时，项目的2年开工时限尚余至少6个月[4]。

自2025年10月1日起，总楼面面积（GFA）至少30,000平方米的新项目必须通过CORENET X审批流程提呈；自2026年10月1日起，所有新项目均须如此。对于总楼面面积至少30,000平方米的新项目，若首次提呈在2025年12月31日之后作出，则不再享有ABSD减免开工、完工及销售时限的6个月延长。

为鼓励较小项目尽早采用CORENET X，总楼面面积少于30,000平方米的新项目，其ABSD减免时限延长的合资格期限将延长至首次提呈在2026年12月31日（含）或之前作出，惟须符合第7a段及第7c段的条件。

根据CORENET X获批的ABSD减免时限延长，不得与第4段为复杂项目提供的延长合并叠加。

更多资讯

详情请参阅www.iras.gov.sg及go.gov.sg/bca-absd-productivity。

发布机构：财政部及国家发展部

[1] 根据建屋局-市区重建局2025年1月23日通告，较小新项目指总楼面面积不足30,000平方米的项目。

[2] 预付可退还部分：2013年1月12日至2018年7月5日期间购置的住宅用地为15%；2018年7月6日至2021年12月15日期间购置的为25%；2021年12月16日或之后购置的为35%。不可退还部分：2018年7月6日或之后购置的住宅用地为5%。

[3] 例子包括（i）建筑构件高度标准化并可跨项目复制、（ii）协作式承建，以及（iii）机器人与自动化应用。

[4] 例如，若某项目的ABSD减免开工时限为2025年12月31日或之前，则须在2025年7月1日之前提呈，才有资格获得ABSD减免时限延长。