Last verified： · WeProperty Editorial Team · Editorial policy
Short answer：Ad valorem stamp duty depends on the instrument date and the higher of consideration or property value. The former 15% plus 15% residential charges must not be presented as today’s general rule. From February 2026, residential and non-residential instruments also use different rate tables.
AVD, BSD and SSD are different charges
Ad valorem stamp duty (AVD) concerns property sale or transfer instruments and their value. Buyer’s Stamp Duty (BSD) and Special Stamp Duty (SSD) are separate charges, not three AVD tiers. “Scale 2” should not be labelled “SSD2”. Start with the property category, chargeable instrument date and consideration or value.
Use the rules for the instrument date
| Instrument date | What to check |
|---|---|
| Before 2024-02-28 | Historical rules, buyer circumstances and exemptions require date-specific review. Do not apply an old 15% or 7.5% rule to a current purchase. |
| From 2024-02-28 | Residential instruments cease to attract BSD and SSD; Part 1 of Scale 1 AVD rates become the same as Scale 2. AVD itself is not abolished. |
| From 2025-02-26 | The property-value ceiling for HK$100 AVD rises to HK$4 million, with marginal relief in nearby bands. |
| From 2026-02-26 | Residential instruments use the current Part 1 of Scale 1 / Scale 2 table, including the higher band and relief above HK$100 million. Non-residential instruments use Scale 3. |
Do not assume the completion date alone determines the rules: a provisional sale and purchase agreement can itself be chargeable. Ask your solicitor or the Stamp Office to examine the full documents for transactions spanning a change date, partial-interest transfers, related-party transfers, inheritance or other special arrangements.
Current residential AVD table
The following numerical bands are for residential instruments executed on or after 2026-02-26. V means the higher of consideration or property value; all amounts are Hong Kong dollars. Use the applicable whole-instrument formula, not an income-tax-style accumulation across every band. Final assessment, rounding and exemptions remain subject to the Stamp Office.
| V: consideration / value (HKD) | AVD formula (HKD) |
|---|---|
| ≤ 4,000,000 | 100 |
| 4,000,001–4,323,780 | 100 + (V − 4,000,000) × 20% |
| 4,323,781–4,500,000 | V × 1.5% |
| 4,500,001–4,935,480 | 67,500 + (V − 4,500,000) × 10% |
| 4,935,481–6,000,000 | V × 2.25% |
| 6,000,001–6,642,860 | 135,000 + (V − 6,000,000) × 10% |
| 6,642,861–9,000,000 | V × 3% |
| 9,000,001–10,080,000 | 270,000 + (V − 9,000,000) × 10% |
| 10,080,001–20,000,000 | V × 3.75% |
| 20,000,001–21,739,120 | 750,000 + (V − 20,000,000) × 10% |
| 21,739,121–100,000,000 | V × 4.25% |
| 100,000,001–109,574,470 | 4,250,000 + (V − 100,000,000) × 30% |
| ≥ 109,574,471 | V × 6.5% |
Non-residential instruments use Scale 3 from 2026-02-26, so the residential top band must not be copied across. Scale 3 is 4.25% above HK$21,739,120; consult the separate non-residential table on the IRD page.
Hypothetical example: a HK$6 million home
Assume a residential instrument dated 2026-09-13, consideration and value both HK$6,000,000, and no special exemption or other instrument arrangement. The applicable band is HK$4,935,481–6,000,000: HK$6,000,000 × 2.25% = HK$135,000. The old article’s 3% calculation of HK$180,000 was incorrect for this scenario.
For a second hypothetical case with V of HK$6,100,000 under the same date and assumptions, marginal relief gives HK$135,000 + (HK$6,100,000 − HK$6,000,000) × 10% = HK$145,000. If the property value exceeds the consideration, update V first rather than using the negotiated price alone.
Record buyer circumstances without adding abolished charges
For a current ordinary residential transaction, non-permanent residence, company ownership or existing home ownership is not by itself a reason to add the former flat BSD / NRSD charges. Those facts may still matter for historical instruments and particular exemptions; this guide does not determine an individual tax position.
Use the stamp duty calculator only within its stated date and transaction scope, then include tax costs in the affordability calculator. For cross-date or unusual transfers, check the legal-document referral information and confirm scope and fees first.
Questions and answers
Does a second home still attract 15% in 2026?
The former flat 15% NRSD is not the current general residential rule. Use the instrument date, consideration or value and applicable AVD table. Historical instruments and special transfers need separate review.
Does a non-Hong Kong permanent resident still pay extra BSD?
Residential sale or transfer instruments executed from 2024-02-28 no longer attract BSD. This does not abolish AVD or determine liabilities on historical transactions.
What is the duty on a HK$6 million home?
Assuming a residential instrument executed from 2026-02-26, consideration and value both HK$6 million and no special exemption, the current table gives HK$6 million × 2.25% = HK$135,000.
Can I use this residential table for every parking-space purchase?
No. Non-residential instruments have Scale 3 from 2026-02-26. Ask your solicitor or the Stamp Office to confirm classification for a home with a parking space, separate instruments or mixed-use property.
Sources and verification
Revision note: corrected outdated rules or unclear calculations and removed unverifiable first-person experience and client claims. Numerical illustrations are hypothetical.
General educational information, not individual legal, tax or financial advice. Check applicable rules, your actual contract and appropriate professional advice.