Foreigners in Singapore can generally buy private condominiums and apartments, fully-privatised Executive Condominiums (ECs), strata-titled landed homes in approved projects, and all commercial and industrial properties without needing prior government approval. They usually cannot buy HDB flats, new ECs, or landed houses on mainland Singapore, and may only buy landed homes on Sentosa Cove with special approval under the Residential Property Act.[1][3][4][5]
This cluster guide focuses specifically on the Types of Properties Foreigners Can Buy in Singapore, and supports Homejourney’s main pillar guide on foreign property investment strategy and regulations Singapore Property Investment Strategies for Foreign Investors | Homejourney Gui... . If you are planning a foreign investor strategy or considering your first property investment as a foreigner, understanding eligible property types is your starting point before you compare financing, ABSD, and long-term ROI.
1. Overview: What Foreigners Can and Cannot Buy in Singapore
Singapore separates properties into "restricted residential" and "non-restricted" categories under the Residential Property Act, overseen by the Singapore Land Authority (SLA).[4][7] In practice, most foreign buyers end up choosing private condos or commercial property because these are the least restricted and easiest to finance.
Here is a quick, at-a-glance summary for 2025:
As of 2025, foreigners must also pay 60% Additional Buyer’s Stamp Duty (ABSD) on any residential property purchase, in addition to Buyer’s Stamp Duty (BSD).[1][2] ABSD does not apply to commercial or industrial properties, which is why many foreign investors look there for better net ROI.[1][5] For full ABSD calculations, refer to Homejourney’s latest guide ABSD Stamp Duty Calculator & Guide 2025 | Homejourney .
2. Private Condominiums & Apartments: The Main Option for Foreign Buyers
For most foreign buyers, private condominiums and apartments are the most straightforward option. Under current regulations, foreigners can buy any number of units in a non-landed private residential development without needing SLA approval, subject to financing, TDSR, and ABSD.[1][3][5]
2.1 Typical price ranges and locations (2024–2025)
In 2024–2025, it is common to see:
- City-fringe (RCR) condos around Paya Lebar, Queenstown, Redhill: 2-bedder units often in the high S$1.x million to low S$2 million range for new launches, depending on project and size.[1]
- Core Central Region (CCR) areas like Orchard, River Valley, Marina Bay: prime 2-bedders can be above S$2.5–3 million, especially in newer, branded developments.[1]
- Outside Central Region (OCR) areas such as Tampines, Sengkang, Jurong: resale 2-bedders can still be found from ~S$1.1–1.5 million, though new launches trend higher.
From my own viewings in the East, for example in Bedok Reservoir and Tampines, many foreign buyers deliberately choose developments within a 5–7 minute walk of an MRT station (e.g., Bedok North DT29, Tampines East DT33) because it helps with rental demand and resale value. If you are new to Singapore, spend time walking the neighbourhood at different times of day to gauge noise, traffic, and amenities – a detail photos cannot show.
2.2 Key rules affecting condos for foreigners
- ABSD 60% on purchase price or market value, whichever is higher (residential only).[1][2]
- TDSR (Total Debt Servicing Ratio) caps total monthly debt obligations at 55% of gross monthly income for property loans, as set by MAS.
- LTV limits are progressively tighter for multiple properties; foreign buyers often face lower effective LTVs from banks, meaning higher cash or equity required.[1][5]
- SSD (Seller’s Stamp Duty) may apply if you sell within the specified holding period; always check current IRAS rules.
To compare bank packages and assess how these rules affect you, use Homejourney’s updated rate comparison tools Bank Rates and Mortgage Rates . For a detailed financing deep dive, see .
3. Executive Condominiums (ECs): Only When Fully Privatized
ECs start as a hybrid public-private housing type, with restrictions similar to HDB in their first 5–10 years. Foreigners are not allowed to buy new ECs, nor resale ECs in the 5–10 year phase. You may only buy an EC unit once it becomes fully privatized after 10 years from TOP.[1][3][5]
3.1 When is an EC open to foreign buyers?
- 0–5 years: EC is under Minimum Occupation Period (MOP), and can only be sold to Singapore citizens/PRs in specific household structures.
- 5–10 years: Resale EC; only Singaporeans and PRs can buy on the open market.
- 10+ years: EC is fully privatized and treated like a private condo; foreigners can buy without SLA approval.[3]
Some foreign investors I have worked with specifically target older ECs in areas such as Punggol, Sengkang, or Choa Chu Kang, because they often offer larger unit sizes at lower psf compared to newer condos, while still enjoying condo-style facilities. However, do check the estate’s upkeep carefully – walk through the corridors, inspect common areas, and check the sinking fund if possible.
3.2 EC pros and cons for foreign buyers
- Pros: Often larger layouts, more family-friendly, and sometimes better value per square foot compared to newer private condos in the same town.
- Cons: Limited supply (only older ECs), locations are usually in heartland areas, and tenant pool may be more price-sensitive.
4. Landed and Strata Landed: Strict Restrictions for Foreigners
Landed residential property on mainland Singapore is tightly controlled. According to SLA, foreigners generally cannot buy landed houses (terrace, semi-detached, bungalow) unless they are Singapore Permanent Residents for at least five years and can show exceptional economic contribution, in which case SLA may grant approval on a case-by-case basis.[4]
