For many Hong Kong citizens, buying property in Singapore is a way to secure stable assets, diversify out of a single market, and plan for family relocation or children’s education. This definitive Homejourney guide explains exactly how a Hong Kong buyer in Singapore can safely navigate regulations, taxes, financing, and the step-by-step purchase process from 2025 to 2026.
Written from the perspective of a long-term Singapore resident who has personally viewed units from Tanjong Pagar to Novena and has guided multiple Hongkongers through their first purchase here, this guide blends local “insider” insight with official rules from URA, HDB, MAS and IRAS. It is designed to help every HK citizen property buyer – whether you are eyeing a CBD investment condo, a family home near top schools, or a future retirement base – make confident, well‑informed decisions with Homejourney’s verified tools and safety-first approach.
Table of Contents
- Chapter 1: Why Hongkongers Are Buying Property in Singapore (2025–2026 Context)
- Chapter 2: Can Hong Kong Citizens Buy Property in Singapore? Key Rules
- Chapter 3: What Types of Properties Can Hongkongers Buy?
- Chapter 4: Taxes, ABSD, BSD and Other Costs for Hong Kong Buyers
- Chapter 5: Financing & Loans – LTV, TDSR and Options for HK Buyers
- Chapter 6: Step‑by‑Step Buying Process for Hong Kong Citizens
- Chapter 7: Choosing Where to Buy – Districts & Projects Popular with Hongkongers
- Chapter 8: Investment Considerations for HK Investors in Singapore
- Chapter 9: Common Mistakes & Red Flags for Hong Kong Buyers
- Chapter 10: Practical Tips, Documents & Timeline for Overseas Buyers
- FAQ: Hong Kong Citizens Buying Property in Singapore
- Next Steps & How Homejourney Protects Hong Kong Buyers
Chapter 1: Why Hongkongers Are Buying Property in Singapore (2025–2026 Context)
1.1 Singapore’s Appeal to Hong Kong Buyers
From walking through Raffles Place at lunchtime to catching a late tram in Central, it is obvious that Singapore and Hong Kong share a similar “compact global city” DNA. For many Hongkongers, Singapore offers:
- Political and economic stability, strong rule of law, and AAA-rated government bonds, which support property as a long‑term store of value.[2][5]
- Pro‑business environment and low corporate tax rates, attracting regional HQs and high‑income expatriates, which helps rental demand.[2][5]
- World‑class infrastructure – efficient MRT network, Changi Airport, reputable healthcare and education.
- Transparent property regulations – clear rules published by URA, MAS, IRAS and HDB, with limited retrospective changes.
- Familiar lifestyle for Hongkongers – high‑rise condos, strong Cantonese food scene (e.g. around Chinatown, Tanjong Pagar) and a dense CBD core.
According to regional analyses, Singapore continues to attract global property investors in 2025 despite high stamp duties, because foreign ownership is still allowed under clear conditions.[4][5]
1.2 Market Conditions 2024–2026
From 2023–2025, Singapore introduced several rounds of cooling measures, including raising the Additional Buyer’s Stamp Duty (ABSD) for foreigners to a headline rate of around 60% to curb speculative demand.[2][4][5] While this significantly increases upfront costs for a typical Hongkonger Singapore property purchase, it also:
- Slows rapid price spikes and reduces the risk of a sharp property bubble.
- Encourages more genuine long‑term investors and owner‑occupiers.
- Signals the government’s commitment to housing affordability and market stability.
Price growth has moderated from double‑digit surges during the pandemic years to more sustainable levels, with demand shifting towards well‑located, efficiently sized units in mature estates and city‑fringe locations.[2][5] For Hong Kong buyers used to compact units in Kowloon or Island side, one‑ and two‑bedroom condos in Singapore’s Outside Central Region (OCR) and Rest of Central Region (RCR) often feel familiar in size but slightly more spacious per dollar.
Chapter 2: Can Hong Kong Citizens Buy Property in Singapore? Key Rules
2.1 Immigration Status vs Property Eligibility
In Singapore, property rules do not distinguish between Hong Kong citizens and other non‑Singaporeans. What matters is whether you are:
- Singapore Citizen (SC)
- Singapore Permanent Resident (PR)
- Foreign Person (including Hong Kong citizens without PR)
Most Hong Kong buyers start as foreign persons. As a foreigner, you can freely buy certain types of private property but face restrictions on public housing (HDB) and landed homes.[1][2]
2.2 Key Regulators & Government Bodies
- URA (Urban Redevelopment Authority) – planning, land use, and private housing regulations.
- HDB (Housing & Development Board) – public housing policies and eligibility.
- SLA (Singapore Land Authority) – approval for foreigners buying landed residential property.[1][2]
- MAS (Monetary Authority of Singapore) – rules on housing loans, Loan‑to‑Value (LTV) and Total Debt Servicing Ratio (TDSR).
- IRAS (Inland Revenue Authority of Singapore) – administration of Buyer’s Stamp Duty (BSD) and ABSD.
2.3 Foreign Ownership Snapshot for Hong Kong Buyers
The table below gives a quick reference for what a typical Hong Kong citizen (non‑PR) can and cannot buy in Singapore:
Chapter 3: What Types of Properties Can Hongkongers Buy?
3.1 Private Condominiums & Apartments
For most Hong Kong buyer Singapore profiles, private condos are the most practical option. Foreigners can buy them freely without special approval.[1][2]
Popular choices among Hongkongers include:
- CBD / Downtown Core – condos around Tanjong Pagar, Marina Bay and Shenton Way, convenient for finance and tech jobs.
- City Fringe (RCR) – areas like Queenstown (common Hong Kong expat cluster near Alexandra and One‑North), Novena, and Kallang/Aljunied for better value but good connectivity.
- East Coast / Katong – appreciated by families for seaside lifestyle, cafes, and proximity to CHIJ Katong, Tao Nan and other schools.
From personal experience viewing projects in Tanjong Pagar and Queenstown with Hong Kong clients, many are surprised that a 700–800 sq ft 2‑bedroom here can feel more efficient than a similar‑priced Hong Kong flat because of squarer layouts and fewer structural columns.
3.2 Executive Condominiums (ECs)
ECs start as subsidised public‑private hybrid housing for Singapore citizens and PRs. Foreign buyers, including Hongkongers, can only purchase EC units once they have reached 10 years of age and are fully privatised.[2]
At that point, ECs function like regular condos but may still be priced slightly lower than comparable pure‑private projects in the same area, offering potential value for medium‑term investors.
3.3 Landed Property & Sentosa Cove
Landed residential property (terraces, semi‑detached houses, bungalows) are classified as restricted residential property. A Hong Kong citizen without PR generally cannot buy landed homes on the mainland without SLA approval, which is rarely granted and typically reserved for those who have made substantial economic contributions.[1][2][3]
Sentosa Cove is the main exception where foreigners can apply to buy landed homes, but SLA approval and high pricing mean this is usually limited to ultra‑high‑net‑worth individuals.[1][3]
3.4 HDB Public Housing – Why It’s Effectively Off‑Limits
HDB flats are heavily subsidised housing meant primarily for Singapore citizens. Foreigners cannot purchase new HDB flats and are generally not allowed to own resale HDB units unless in very narrow circumstances (e.g. as an occupier in a citizen household).[1][2]
If you are a Hongkonger married to a Singapore citizen, your spouse will typically be the main applicant for an HDB flat, and you would be listed as an occupier rather than co‑owner. You should check the latest HDB schemes if you are planning this route.
Chapter 4: Taxes, ABSD, BSD and Other Costs for Hong Kong Buyers
4.1 Buyer’s Stamp Duty (BSD)
All buyers – including Singaporeans, PRs and foreigners – must pay Buyer’s Stamp Duty (BSD) on property purchases. BSD is calculated on the higher of purchase price or market value.[1][2]
IRAS regularly updates BSD tiers. Hong Kong buyers should always confirm prevailing rates just before purchase, but can expect a progressive structure where higher‑value properties incur more BSD.
4.2 Additional Buyer’s Stamp Duty (ABSD) for Hong Kong Citizens
As of 2025, foreigners – including Hong Kong citizens – generally pay an ABSD of about 60% on residential property purchases in Singapore.[2][4][5] This is on top of BSD and is payable within 14 days of signing the Sale & Purchase Agreement if executed in Singapore.
Foreign investors considering Singapore must therefore factor ABSD as a major upfront cost and view purchases with a long‑term horizon. For deeper explanations and updated exact rates, refer to:
- Homejourney’s ABSD guide – ABSD Stamp Duty Calculator & Guide 2025: Homejourney Singapore
- IRAS’ official ABSD tables (for the latest statutory rates)
4.3 Illustrative Stamp Duty Example for a Hong Kong Buyer
Below is an illustrative example for education only (not legal or tax advice; always check exact numbers with IRAS or a qualified professional):
- HK citizen buying a S$2,000,000 private condo as first Singapore property
- Assume foreigner ABSD of 60% (for explanation purposes)
You will pay:
- BSD – calculated based on IRAS tiers (progressive)
- ABSD – roughly 60% × S$2,000,000 = S$1,200,000
So total upfront duties could exceed S$1.2 million plus BSD. This is why many Hong Kong investors now:
- Consider commercial properties (which do not attract ABSD for foreigners).[2]
- Invest via Singapore citizen family members where appropriate (with careful estate planning).
- Buy with very long holding horizons to justify the outlay.
