Buying Property in Hong Kong as a Top Talent Pass (TTPS) Holder: Stamp Duty, Process and Mortgage Guide (2026)
The Top Talent Pass Scheme (TTPS) has turned Hong Kong into one of the most accessible property markets in the region for high-income professionals and graduates of the world’s top universities. Since the Government scrapped all property “cooling” measures in the 2024–25 Budget, a TTPS holder buying a home in Hong Kong pays exactly the same stamp duty and can borrow on the same terms as a local permanent resident — a dramatic change from the 22.5%–30% surcharges that applied before. This guide covers everything a TTPS holder needs to know about buying property in Hong Kong in 2026: the current stamp duty rates, the step-by-step purchase process, and how to secure the best mortgage. For background on the scheme itself — eligibility, application and renewal — start at the GCT Guide homepage.
1. Why TTPS Holders Can Now Buy Property on the Same Terms as Locals
Before 28 February 2024, non-permanent residents (including TTPS holders) were subject to the Buyer’s Stamp Duty (BSD) of 15% plus the New Residential Stamp Duty (NRSD) of 15% — a combined 30% surcharge on top of normal stamp duty. After the NRSD was halved to 7.5% in late October 2023, the surcharge was still 22.5%. The 2024–25 Budget abolished BSD, NRSD and the Special Stamp Duty (SSD) with effect from 28 February 2024, so every buyer — permanent resident, non-permanent resident or overseas buyer — now pays only the regular ad valorem stamp duty (AVD).
There is no residency requirement to buy property in Hong Kong. TTPS holders are typically admitted with an initial stay of 36 months (Category A, for applicants with annual income of HK$2.5 million or more) or 24 months (Categories B and C). Extensions of stay are normally granted for up to three years at a time, provided you are employed in Hong Kong with a stable income or have established or joined a business in Hong Kong; applicants with assessable salaries-tax income of at least HK$2 million can apply for a six-year extension under the top-tier employment stream. Permanent residence is a separate status earned after seven years of continuous ordinary residence — but you do not need it to buy a home or take out a mortgage.
In 2026, banks actively compete for talent-scheme clients with dedicated mortgage packages and cash rebates. The bottom line: a TTPS holder can now plan a purchase with the same stamp duty, loan-to-value ratios and approval rules as any local buyer.
2. Stamp Duty in 2026: Current Rates for Residential Property
Stamp duty on residential property is charged on the higher of the consideration or the market value. The 2026–27 Budget revised the rate scale with effect from 26 February 2026: the flat HK$100 duty now applies to properties of up to HK$4 million (previously HK$3 million), and a new top rate of 6.5% applies to properties above roughly HK$109.57 million. The full residential AVD rates (Part 1 of Scale 1 / Scale 2) are set out below.
| Property price (HK$) | Stamp duty |
|---|---|
| Not exceeding 4,000,000 | HK$100 |
| 4,000,000 – 4,323,780 | HK$100 + 20% of the excess over HK$4,000,000 |
| 4,323,780 – 4,500,000 | 1.5% |
| 4,500,000 – 4,935,480 | HK$67,500 + 10% of the excess over HK$4,500,000 |
| 4,935,480 – 6,000,000 | 2.25% |
| 6,000,000 – 6,642,860 | HK$135,000 + 10% of the excess over HK$6,000,000 |
| 6,642,860 – 9,000,000 | 3% |
| 9,000,000 – 10,080,000 | HK$270,000 + 10% of the excess over HK$9,000,000 |
| 10,080,000 – 20,000,000 | 3.75% |
| 20,000,000 – 21,739,120 | HK$750,000 + 10% of the excess over HK$20,000,000 |
| 21,739,120 – 100,000,000 | 4.25% |
| 100,000,000 – 109,574,470 | HK$4,250,000 + 30% of the excess over HK$100,000,000 |
| Over 109,574,470 | 6.5% |
Three points matter for TTPS buyers. First, no BSD, NRSD or SSD applies, so the table above is the whole story — there is no additional charge for being a non-permanent resident. Second, the bands with “20%”, “10%” and “30%” are steep marginal bands: the duty can jump sharply as the price crosses a band boundary, so always calculate the duty before pricing a property near HK$4 million, HK$4.5 million, HK$6 million, HK$9 million, HK$20 million or HK$100 million. Third, the duty must be paid within 30 days of executing the agreement for sale and purchase (the formal agreement, or the provisional agreement if it is not superseded by a formal agreement within 14 days); deferral is not available for residential property.
3. Worked Examples: Stamp Duty by Price
The table below shows what TTPS buyers would actually pay at typical price points in 2026.
| Property price (HK$) | Stamp duty (HK$) | Effective rate |
|---|---|---|
| 3,500,000 | 100 | 0.003% |
| 4,500,000 | 67,500 | 1.5% |
| 6,000,000 | 135,000 | 2.25% |
| 8,000,000 | 240,000 | 3% |
| 10,000,000 | 370,000 | 3.7% |
| 15,000,000 | 562,500 | 3.75% |
| 25,000,000 | 1,250,000 | 5% |
| 120,000,000 | 7,800,000 | 6.5% |
Notice how the marginal bands change the shape of the bill: a HK$10 million home attracts HK$370,000 of duty (3.7%), while a HK$25 million home attracts HK$1,250,000 (5%) because the HK$20 million–HK$21.74 million band adds 10% on the excess. For most TTPS buyers looking at the HK$5–HK$15 million range, the duty works out at roughly 2–4% of the price — a fraction of the 22.5–30% effective surcharge that applied before February 2024.
4. The Step-by-Step Property Buying Process
For a second-hand (resale) property, the purchase follows a well-established timeline:
- Budget and pre-approval. Work out your deposit, stamp duty and other costs, and obtain an in-principle mortgage pre-approval from your bank before you start viewing.
- Sign the provisional agreement for sale and purchase. Once your offer is accepted, you sign the provisional agreement and pay a “small deposit”, typically 3–5% of the price. This agreement is legally binding — if you walk away, the deposit is forfeited. There is no cooling-off period for resale properties (first-hand new properties have a five-working-day cooling-off period, but you lose 5% of the price if you cancel).
- Sign the formal sale and purchase agreement within 14 days. Your solicitor reviews the title and the formal agreement, and you pay an additional deposit to bring the total deposit to 10% of the price.
- Pay the stamp duty within 30 days. The AVD is payable to the Stamp Office within 30 days of the formal agreement (or of the provisional agreement if it was not superseded within 14 days).
- Complete your mortgage. Submit the signed agreement and all income documents to the bank; the bank orders a valuation and issues a formal loan offer. Allow several weeks, as approval is not automatic.
- Completion. Usually 60–90 days after the provisional agreement, your solicitor pays the balance and the assignment is signed; you receive the keys and vacant possession.
- Registration. Your solicitor registers the assignment at the Land Registry and pays the applicable registration fees.
For uncompleted new developments (樓花), the same stamp duty rules apply, but completion happens at handover (Top), which may be months or years later. Developer payment plans — paying by instalments during construction (“stage payment”) versus paying the balance on signing (“cash payment”) — affect how much deposit you need and when your mortgage starts.
5. Mortgages for TTPS Holders: Loan-to-Value, DSR and the Stress Test
Since the Hong Kong Monetary Authority’s October 2024 measures, the maximum loan-to-value (LTV) ratio for all residential properties is 70% — regardless of the property value and regardless of whether it is for self-occupation — and the debt-servicing ratio (DSR) limit is 50% of monthly income. The mandatory interest-rate stress test (which required borrowers to prove they could repay at 200 basis points above the loan rate) has been suspended since February 2024. In practice this means a TTPS holder earning enough to keep monthly repayments within 50% of income can borrow up to 70% of the property value with a 30% down payment.
Banks in 2026 largely accept cross-border income for talent-scheme applicants: mainland or overseas salary is converted at the application-date exchange rate and can be counted in full by most banks, though some discount net income by 10–30% for cross-border risk. You will typically need your employment contract, six months of salary records, tax or MPF records, passport and HKID, and proof of the visa’s validity. If you have no Hong Kong income at all, asset-based lending is possible at up to 70% LTV provided your net assets (cash and deposits counted at 100%, listed securities at 50–70%, mainland or overseas property generally not accepted) cover the property price. Mainland parents or spouses can act as mortgage guarantors, though the loan tenor is often capped by “75 or 80 minus age”. Any existing mainland mortgage repayment counts toward your total debt, so disclose it honestly.
As of mid-2026, the lowest quoted mortgage rates were around 3.25% p.a. (per Centaline Mortgage), with HIBOR-linked (H + around 1%) and prime-based (P − around 1.75–2%) options available. A mortgage broker can help match you to a bank that recognises mainland assets or income — approval criteria differ meaningfully between banks, and several now run talent-specific packages with cash rebates.
6. Mortgage Insurance (MIP): Borrowing Up to 90%
If you want to borrow more than 70%, the Hong Kong Mortgage Corporation’s Mortgage Insurance Programme (MIP) covers the portion above 70% for a premium. Current MIP limits for both completed and uncompleted properties are:
| Property price (HK$) | Maximum LTV via MIP |
|---|---|
| 10,000,000 or below | 90% |
| 10,000,000 – 11,250,000 | 80–90% (loan capped at HK$9,000,000) |
| 11,250,000 – 15,000,000 | 80% |
| 15,000,000 – 17,150,000 | 70–80% (loan capped at HK$12,000,000) |
Non-permanent residents are eligible: you need a valid Hong Kong identity card, a fixed monthly income from Hong Kong, mainland China or overseas (with reasonable cross-border salary proof), no other residential property in Hong Kong at the time of application (for more than 80% LTV), and the property must be for self-occupation. The DSR limit is the same 50%. First-time buyers of properties up to HK$15 million also enjoy a premium waiver on the first 5% of insured LTV. Note that MIP-funded properties cannot be rented out without the insurer’s approval (the bank must re-assess at 70% LTV), with narrow exemptions introduced in August 2024 for new babies, unemployment and other special needs.
7. Other Costs to Budget For Beyond the Purchase Price
Besides the deposit and stamp duty, TTPS buyers should budget for:
- Estate agency commission: typically about 1% of the price from the buyer (and a further 1% from the seller), payable when the provisional agreement is signed and usually non-refundable if the deal falls through.
- Legal fees: roughly HK$7,000–HK$15,000 for a straightforward resale purchase, covering title search, the formal agreement and the assignment.
- Mortgage costs: an arrangement fee of around 1% of the loan (sometimes waived), plus a valuation fee and mandatory fire insurance.
- Property-related deposits: management fee deposit, government rent and rates deposits, and often a renovation deposit — especially on new developments.
- Renovation and moving: usually uncounted but real; plan for HK$100,000+ depending on the unit.
As a rule of thumb, set aside roughly 6–8% of the purchase price (excluding the deposit) for duty, fees and incidentals, plus your down payment.
8. Frequently Asked Questions (FAQ)
Do TTPS holders pay extra stamp duty?
No. Since 28 February 2024, BSD, NRSD and SSD have been abolished, so TTPS holders pay exactly the same ad valorem stamp duty as local permanent residents — the rates in Section 2 above.
Can I get a 90% mortgage as a non-permanent resident?
Yes, provided you qualify for the Mortgage Insurance Programme: valid HKID, fixed income (including cross-border income with proof), no other Hong Kong residential property, and the property must be for self-occupation. Non-PR status alone does not disqualify you.
Do I need to live in Hong Kong for seven years before buying?
No. Permanent residence is not a precondition for buying property or taking a mortgage. You may buy from day one of your TTPS visa; the seven-year continuous ordinary residence rule only matters when you later apply for permanent residence.
Can banks accept my mainland or overseas income?
Most banks will, if you provide six months of salary records, tax documents and proof of cross-border employment; some discount net income by 10–30%. If you have no Hong Kong income, asset-based lending at up to 70% LTV is an alternative.
What happens to my mortgage if I change jobs or return to mainland China?
As long as you keep making repayments on time, banks do not call in the loan simply because you change jobs or move. You must keep the bank informed and continue to service the debt; if you rent the property out, check whether your loan or MIP allows it.
Is there still a mortgage stress test?
No. The mandatory +200 basis points interest-rate stress test has been suspended since February 2024, although banks still assess affordability internally.
Does buying property help me get permanent residence?
No. Property ownership does not shorten the seven-year continuous ordinary residence requirement for permanent residence under the TTPS.
Key takeaways: TTPS holders can now buy Hong Kong property on exactly the same stamp duty and mortgage terms as locals. Stamp duty ranges from HK$100 (up to HK$4 million) to 4.25%, with a new 6.5% top rate on properties above about HK$109.57 million. You can borrow up to 70% LTV with no stress test, or up to 90% via mortgage insurance. Expect a 3–5% initial deposit, 10% total deposit by the formal agreement within 14 days, stamp duty within 30 days, and completion around 60–90 days later. Verify current figures with the official sources below before committing, and consider professional mortgage advice tailored to talent-scheme applicants.