Complete Guide for China PRC Nationals Buying Property in Singapore | Homejourney

Singapore continues to be one of the most popular overseas property destinations for mainland Chinese buyers. If you are a China PRC national planning to buy property in Singapore, this complete guide from Homejourney will walk you through every step – from rules and taxes to locations, financing, and safety checks – so you can invest confidently and safely.

This guide is written for China national buy Singapore investors, PRC buyer Singapore families, and anyone searching for Chinese citizen property or mainland Chinese Singapore property opportunities. It combines on-the-ground experience in Singapore with up-to-date regulations, real examples, and practical tips that Homejourney uses daily to protect foreign buyers.

Executive Summary: What China PRC Nationals Must Know

For mainland Chinese nationals, buying property in Singapore is straightforward for private condominiums and apartments, but comes with a very high tax called Additional Buyer’s Stamp Duty (ABSD), currently 60% on the purchase price or market value (whichever is higher) for foreign individuals.[1][6] You generally cannot buy HDB flats and face strict limits on landed houses under the Residential Property Act.[4][9]

At a glance:

• Most PRC buyers purchase private condominiums or fully-privatised Executive Condominiums (ECs) as their main option.[3][4][5][7]
• All residential purchases attract Buyer’s Stamp Duty (BSD) plus a steep 60% ABSD for foreign buyers.[1][6]
• You cannot buy new HDB or HDB resale flats as a foreigner, and landed homes in mainland Singapore require approval from the Singapore Land Authority (SLA) which is rarely granted.[3][4][5][9][10]
• Commercial properties (offices, shops, industrial, hotels) are much more flexible and usually do not incur ABSD.[1][9]
• Bank financing is available, but you must pass the Total Debt Servicing Ratio (TDSR) and loan-to-value (LTV) rules issued by MAS.

Because the stakes are high – both in tax and purchase price – Homejourney’s core focus is to create a safe, verified and transparent environment for PRC buyers. We verify listings, check legal restrictions, and help you cross-check all numbers before you commit.

Table of Contents

1. Why Singapore Attracts China PRC Property Buyers (2024–2025 Context)
2. What Can China PRC Nationals Buy in Singapore?
3. Key Taxes: BSD, ABSD and Other Costs for PRC Buyers
4. Financing, LTV and TDSR Rules for PRC Buyers
5. Step-by-Step Buying Process for China PRC Nationals
6. Choosing the Right Property: Locations, Budgets and Use Cases
7. No-ABSD & Lower-ABSD Strategies (Within the Rules)
8. Ownership Structures, Inheritance and Exit Strategies
9. Common Mistakes PRC Buyers Make – And How to Avoid Them
10. How Homejourney Protects China PRC Buyers
11. Frequently Asked Questions (FAQ)
12. Next Steps with Homejourney

1. Why Singapore Attracts China PRC Property Buyers (2024–2025 Context)

1.1 Key Reasons PRC Buyers Choose Singapore

Based on recent market observations and on-the-ground conversations with mainland Chinese clients, the main reasons for choosing Singapore include:

• Safety & rule of law: Singapore consistently ranks among the safest cities globally, with low crime, strict enforcement, and a transparent legal system – a key concern for high-net-worth PRC families.[1][8]
• Education: Top schools like Raffles Institution, Hwa Chong Institution, NUS High, as well as international schools (Dulwich, UWC, AIS) attract families planning long-term education for their children.
• Political & currency stability: The Singapore dollar (SGD) is considered a safe-haven currency, and the government manages housing policy actively to avoid extreme bubbles.[3][8][10]
• Cultural familiarity: With around three-quarters of the resident population being ethnic Chinese and Mandarin widely spoken, PRC buyers adapt quickly.[1]
• Connectivity: Direct flights to major Chinese cities and the rest of Asia make it convenient for business owners.

In practice, many PRC buyers tell us they feel comfortable walking late at night in areas like Orchard Road, Marina Bay, Tanjong Pagar and Bishan, where streets are well-lit, CCTV coverage is strong and public transport is efficient. This lived experience of safety is a major differentiator versus many other global cities.

1.2 Market Overview 2024–2025

From 2023 to 2025, Singapore implemented several cooling measures, including the sharp increase of ABSD for foreign buyers to 60% from April 2023 onwards.[1][3][6] Despite this, prices of private homes have remained relatively firm, especially in mature and central areas.[6][8]

Key trends relevant to PRC buyers:

• Price growth has moderated, but prime Districts 9, 10, 11 and Marina Bay still see strong demand from global investors.[3][8]
• New launch condos near MRT stations (e.g. in Queenstown, Lentor, Tampines) remain highly sought after by both locals and foreigners.[6]
• Transaction volume from foreign individuals has dropped after the 60% ABSD, but serious PRC buyers continue to buy “best-in-class” units, prioritising school proximity and long-term wealth preservation.

Because of the high ABSD, every decision matters more: location, entry price, long-term holding period and exit plan. This is where Homejourney’s data tools and verified project information via Projects Directory become critical.

2. What Can China PRC Nationals Buy in Singapore?

2.1 Eligibility Overview for PRC Buyers

Under Singapore law, mainland Chinese citizens are treated as foreigners (not FTA nationals), which means they do not enjoy any ABSD exemptions for their first residential property.[1][3][4][10] The Residential Property Act (RPA) and HDB rules define what you can and cannot buy.[4][9][10]

2.2 Property Types PRC Buyers Can Freely Buy

The most important distinction is between unrestricted and restricted residential properties.[4][5][9]

Most PRC buyers therefore focus on:

• Private condominiums / apartments (including new launches and resale units).
• Fully-privatised ECs (older ECs > 10 years from TOP) that behave like private condos.[4][5][7]
• Commercial shophouses, strata offices, and industrial units if they want to avoid ABSD.[1][9]

2.3 HDB Rules for Foreigners (Important for Mixed Households)

As an individual PRC foreigner with no Singapore PR or citizen family members, you cannot buy any HDB flat, whether BTO or resale.[4][5][10] HDB flats are heavily subsidised public housing reserved primarily for Singapore citizens and PR households.

However, if you are married to a Singapore Citizen (SC) or Singapore Permanent Resident (SPR):

• You may be able to co-own an HDB flat as part of an eligible SC/PR household, subject to HDB schemes and quotas.[4][5]
• In these cases, ABSD treatment may follow the household profile – refer to the detailed ABSD rules via ABSD Stamp Duty Calculator and Guide 2025 | Homejourney Singapore .

2.4 Landed Property and SLA Approval

Foreign individuals (including PRC nationals) must obtain approval from the Singapore Land Authority (SLA) to buy most landed residential properties in mainland Singapore, including Good Class Bungalows, terrace houses and semi-detached houses.[3][4][5][9] SLA approval is rarely granted unless you have made exceptional economic contributions to Singapore.

Foreigners can apply to buy landed homes in Sentosa Cove, a special waterfront enclave, but this still requires SLA approval and attracts 60% ABSD.[1][3][5][9] For most PRC buyers, such purchases are ultra-luxury lifestyle decisions rather than typical investments.

3. Key Taxes: BSD, ABSD and Other Costs for PRC Buyers

3.1 Buyer’s Stamp Duty (BSD)

Buyer’s Stamp Duty (BSD) is payable by all buyers (locals and foreigners) on any property purchase, calculated on the higher of purchase price or market value. BSD rates are progressive and updated periodically by IRAS. Homejourney’s ABSD/BSD guide ABSD Stamp Duty Calculator & Guide 2025 | Homejourney contains the latest detailed tables and a calculator.

3.2 Additional Buyer’s Stamp Duty (ABSD) for PRC Nationals

As of 2025, mainland Chinese nationals are classified as foreign individuals for ABSD purposes. Following the April 2023 cooling measures, the ABSD rate for foreign buyers is 60% on any residential property purchase.[1][3][6]

Example: If you buy a S$2.5 million new launch condo in River Valley as a PRC national:

• ABSD = 60% × S$2,500,000 = S$1,500,000.
• BSD is payable on top, using the progressive BSD rates.
• Total stamp duties easily exceed S$1.6 million in this example.

Because ABSD is such a large cost, PRC buyers must think in terms of full-in cost (price + taxes + interest + renovation) and a long holding period (5–10+ years) to make the investment worthwhile.

For comparison, first-home buyers from certain FTA partner countries (e.g. US, Switzerland) sometimes pay 0% ABSD on their first residential property, but this FTA benefit does not apply to PRC nationals.[1][7] For more on FTA rules, see Complete Guide for FTA Nationals Buying Property in Singapore With No ABSD | Hom... .

3.3 Other Key Costs for PRC Buyers

Besides BSD and ABSD, you should budget for:

• Legal fees: Typically around S$2,500–S$4,500 for standard private condo conveyancing, more for complex or company purchases.
• Agent commission: For new launches, the developer usually pays. For resale purchases, in Singapore the buyer side often does not pay, but structures vary – Homejourney always discloses clearly to avoid conflicts.
• Valuation fee: If you take a loan, banks may charge valuation fees (few hundred dollars).
• Mortgage interest: Variable or fixed packages from local banks; compare via Bank Rates .
• Property tax: Annual property tax is payable based on Annual Value (AV) and whether the property is owner-occupied or rented (non-owner-occupied tax rate is higher).
• MCST / maintenance fees: Monthly condo maintenance; for a 3-bedder in a city fringe project this might range S$300–S$600/month depending on facilities.
• Insurance

  References

  1. Singapore Property Market Analysis 1 (2025)
  2. Singapore Property Market Analysis 6 (2025)
  3. Singapore Property Market Analysis 4 (2025)
  4. Singapore Property Market Analysis 9 (2025)
  5. Singapore Property Market Analysis 3 (2025)
  6. Singapore Property Market Analysis 5 (2025)
  7. Singapore Property Market Analysis 7 (2025)
  8. Singapore Property Market Analysis 10 (2025)
  9. Singapore Property Market Analysis 8 (2025)