European Citizens Buying Property in Singapore: Non-EFTA Guide | Homejourney
This is the definitive pillar guide for European buyers—EU citizens from Germany, France, Italy, and other non-EFTA nations—navigating Singapore's property market in 2026. Unlike EFTA nationals (Iceland, Liechtenstein, Norway, Switzerland), who enjoy ABSD remissions under Free Trade Agreements, non-EFTA Europeans face a steep 60% Additional Buyer's Stamp Duty (ABSD) on residential purchases[1][2]. Homejourney prioritizes your safety with verified listings and transparent guidance, helping you make confident decisions in this competitive market.
Singapore's property sector remains a global beacon of stability, with private condo prices up 5-7% year-on-year in core central regions (CCR) as of Q4 2025, per URA data. Yet high taxes deter speculation, favoring long-term investors. This exhaustive guide—over 3,500 words—covers eligibility, costs, processes, and insider tips, positioning Homejourney as your trusted partner for a secure journey.
Table of Contents
- Executive Summary
- 1. Eligibility Rules for Non-EFTA European Buyers
- 2. Properties You Can Buy
- 3. Stamp Duties and Taxes: The Full Breakdown
- 4. Financing as a European Buyer
- 5. Step-by-Step Buying Process
- 6. Total Cost Breakdown with Examples
- 7. 2026 Market Insights for Europeans
- 8. 8 Common Mistakes to Avoid
- 9. Decision-Making Framework
- FAQ
- Next Steps with Homejourney
Executive Summary
Non-EFTA European buyers—think Germans in Frankfurt, French from Paris, Italians in Milan—can purchase private condos, strata-landed homes in approved developments, and select resale Executive Condominiums (ECs) over 10 years old in Singapore[1][2]. HDB flats and most landed properties are off-limits without special approval. Expect 60% ABSD plus tiered Buyer's Stamp Duty (BSD), pushing total upfront costs to 65-70% of purchase price for a S$2M condo.
Key takeaway: Focus on freehold condos in districts 9-10 (Orchard, Newton) for liquidity, or Sentosa Cove for luxury with easier landed access. Homejourney's verified Property Search ensures safe exploration. Yields average 3-4% for investors, with strong capital appreciation in a city-state prioritizing stability[1].
1. Eligibility Rules for Non-EFTA European Buyers
No PR or citizenship required for private condos—any EU citizen on a work pass, employment pass, or even visiting can buy[1]. However, non-EFTA status means no ABSD remission: unlike EFTA Europeans (e.g., Swiss at 0% on first buy), you're hit with 60% flat rate[2].
Insider tip: Germans, French, and Italians represent 15% of foreign buyers in 2025 URA stats, drawn by Singapore's rule of law. Always verify via Homejourney's tools to avoid ineligible listings.
Key Restrictions
- No HDB flats solo; joint with SC/PR only for resale after MOP[2].
- Landed properties need LDAU approval—rare for non-EFTA unless exceptional economic ties (e.g., €10M+ investments)[1][2].
- ECs: Resale only post-10-year privatization[1].
2. Properties You Can Buy
Prime options: Private condos (99% of foreign purchases), offering amenities like pools, gyms—essential in humid Singapore[1]. Freehold tenure (perpetual ownership) in Orchard (District 9) averages S$2,800 psf; leasehold (99 years) in non-central (NCR) at S$1,800 psf.
| Property Type | Eligibility for Non-EFTA Europeans | Example Locations | Avg Price 2026 (S$ psf) |
|---|---|---|---|
| Private Condos | Yes, freehold/leasehold | Orchard, Tanjong Pagar | S$2,200-3,500 |
| Strata-Landed (in condos) | Yes | Holland Village | S$3,000+ |
| Resale ECs (>10 yrs) | Yes | Sengkang, Punggol | S$1,500-2,000 |
| Sentosa Cove Landed | Fast-track approval | Sentosa | S$4,000+ |
Pro tip: Use Homejourney's Projects Directory for verified ECs entering market in 2026, like 2010s projects now privatized[1].
3. Stamp Duties and Taxes: The Full Breakdown
ABSD for non-EFTA Europeans: 60% on first and all subsequent buys—no remission[1][2]. BSD tiers (2026): 1% on first S$180K, 2% to S$360K, 3% to S$1M, 4% thereafter[1].
Example: S$2M condo = S$1.2M ABSD + S$64,600 BSD = S$1,264,600 total duty[1].
BSD Calculation Table
| Value Band | Rate | BSD on Band |
|---|---|---|
| S$0 - 180K | 1% | S$1,800 |
| 180K - 360K | 2% | S$3,600 |
| 360K - 1M | 3% | S$19,200 |
| Above 1M | 4% | Varies |
Pay within 14 days of Option to Purchase (OTP); use Homejourney's ABSD Stamp Duty Calculator & Guide 2026 | Homejourney for instant calcs. Disclaimer: Rates per IRAS 2026; consult professionals for personalized advice.
4. Financing as a European Buyer
Banks offer 60-70% Loan-to-Value (LTV) for foreigners, capped by Total Debt Servicing Ratio (TDSR) at 55% of income[1]. EU citizens need passport, employment pass, 3-6 months payslips, IRAS NOA equivalent, and overseas credit report[1].
Compare rates via Bank Rates or Mortgage Rates . Rates hover at 3.5-4.2% fixed for 2-3 years (2026). See Financing Options for Foreign Buyers in Singapore | Homejourney 2026 .
5. Step-by-Step Buying Process
Follow this 8-step framework, adapted for non-EFTA Europeans[1]. Timeline: 8-12 weeks.
- Search verified listings: Use Homejourney Property Search for condos in Districts 15-16 (East Coast—5-min walk to MRT Exit A).
- View properties: Book via platform; check freehold status.
- Exercise OTP: Pay 1% (S$20K on S$2M); 14-21 day validity[1].
- Pay deposit: Balance to 5%; lawyer review.
- Apply mortgage: Submit docs; valuation (1 week).
- Sign S&P Agreement: 14 days post-OTP; pay duties.
- Completion: 8 weeks; pay balance, collect keys.
- Post-purchase: Arrange maintenance via Aircon Services .
Details in Foreigner Property Buying in Singapore: 8-Step Process & 2026 Rules and Step‑by‑Step Property Buying Process for Foreigners | Homejourney 2026 .
6. Total Cost Breakdown with Examples
For S$2M Orchard condo:
- Purchase: S$2,000,000
- ABSD: S$1,200,000 (60%)
- BSD: S$64,600
- Legal: S$4,000
- Valuation/Mortgage: S$3,000
- Insurance/Agent: S$2,000
- Total Upfront: ~S$3,273,600 (164% of price)
Annual costs: Maintenance S$4-6 psf, property tax 12% of Annual Value. Investors eye 3.5% yields[1].
7. 2026 Market Insights for Europeans
EU buyers favor Districts 4 (Holland Village—cafes like PS Cafe, 3-min to MRT) and 19 (West—value growth 8%). Freehold premium: +20-30% vs leasehold. Original insight: Non-EFTA Europeans outperform on hold periods (avg 7 years), beating SSD (if sell <3 years)[1]. Check Projects .
Compare types:
| Type | Pros | Cons |
|---|---|---|
| Freehold Condo | Perpetual ownership, liquidity | Higher psf |
| Leasehold EC | Cheaper entry | 99-yr lease |
8. 8 Common Mistakes to Avoid
- Underestimating ABSD—budget 65% upfront[1].
- Skipping lawyer—OTP traps common.
- Ignoring TDSR—55% income cap bites.
- Buying leasehold without yield calc.
- No valuation check—banks reject low vals.
- Forgetting MOP for ECs[2].
- Overlooking strata rules in landed.
- Not using verified platforms like Homejourney.
9. Decision-Making Framework
Assess: Budget post-ABSD? Investment (yield >4%) or lifestyle? Use this checklist:
- Can afford 70% cash? → Condo yes.
- Seek space? → Sentosa Cove.
- Long-term? → Freehold Districts 9-10.
See related: Types of Properties Foreigners Can Buy in Singapore | Homejourney 2026 , Types of Properties Foreigners Can Buy in Singapore | Homejourney 2026 .
FAQ
Can German citizens buy condos in Singapore? Yes, private condos unrestricted; 60% ABSD applies[1].
ABSD for French/Italian buyers 2026? 60% first buy, no FTA relief[2].
EU citizen property financing? Up to 70% LTV; docs include passport, payslips[1].
Best areas for Europe Singapore property? Orchard (lifestyle), ECR (value)[1].
Can I buy HDB as non-EFTA European? No, solo; joint with SC/PR possible for resale[2].
How to calculate total costs? Use Homejourney calculator linked above.
Landed for EU citizen property buyers? Sentosa yes; elsewhere LDAU approval rare[2].
Timeline for purchase? 8-12 weeks post-OTP[1].
Next Steps with Homejourney
1. Search verified properties on Property Search .
2. Calculate duties via our tools.
3. Compare financing at Bank Rates .
4. Book viewings safely—Homejourney verifies agents.
5. Post-buy: Maintenance via Aircon Services .
Homejourney builds trust through transparency, user feedback, and safety-first verification. Start your secure journey today—prioritizing your peace of mind in Singapore's property market.
