Types of Properties Foreigners Can Buy in Singapore | Homejourney Guide

Types of Properties Foreigners Can Buy in Singapore: Quick Overview

Foreigners in Singapore can generally buy private condominiums, apartments, and commercial properties freely, but face strict rules for HDB flats, newer Executive Condominiums (ECs), and landed homes.[1][4][5] You can also buy ECs that are at least 10 years old, while any landed residential property (except Sentosa Cove) requires special government approval.[1][4][5]

This cluster guide sits under Homejourney’s main pillar on foreign buyer regulations and stamp duties, and focuses specifically on the types of properties foreigners can buy in Singapore – including how special regimes like the EFTA Liechtenstein free trade agreement affect ABSD for Liechtenstein citizens. Use this as your tactical, property-type checklist, then refer to the main pillar and detailed guides like Step-by-Step Property Buying Process for Foreigners | Homejourney Singapore and ABSD Stamp Duty Calculator & Guide 2025 | Homejourney for process and cost calculations.

Key Categories: What Foreigners Can and Cannot Buy

1. HDB Flats: Generally Not Allowed for Foreigners

For most foreign buyers, HDB flats are off-limits. Foreigners cannot buy new or resale HDB flats directly.[1][4] The only limited exception is when a foreigner is married to a Singapore Citizen or PR and buys under specific HDB schemes – even then, the flat ownership is driven by the citizen/PR spouse and subject to strict eligibility and Minimum Occupation Period (MOP) rules (usually 5 years).

From practical experience, foreigners who have lived in estates like Tampines, Punggol or Jurong often assume they can "just buy a resale HDB" after renting for a few years. In reality, even long-term work pass holders are not allowed to own HDBs, and attempting back-door arrangements (e.g. holding property in someone else’s name) can lead to serious legal and financial risk. Homejourney strongly advises verifying eligibility directly against official HDB rules and using us to cross-check documents before any HDB-related commitments.

2. Executive Condominiums (ECs): Only After 10 Years

ECs are a hybrid public–private housing type. Foreigners cannot buy:

New ECs from developers
Resale ECs that are still within their 5-year MOP

Foreigners are typically only allowed to buy EC units that are at least 10 years old, by which point they have become fully privatised and are treated like private property.[1][4]

On the ground, popular EC clusters like those in Sengkang–Punggol, Sembawang and Choa Chu Kang only become available to foreign buyers once they hit that 10-year mark. If you’re eyeing a specific EC (for example in Punggol Walk, a short 5–7 minute walk from Punggol MRT), check the TOP (Temporary Occupation Permit) date – Homejourney’s Projects Directory and Projects pages make it easy to filter ECs by completion year so you don’t waste time shortlisting ineligible units.

3. Private Condominiums & Apartments: Main Option for Foreigners

Under the Residential Property Act, foreigners can freely buy non-landed private residential properties such as apartments in standalone blocks or units in approved condominium developments.[1][5] There is no need for special approval from the Land Dealings Approval Unit (LDAU) for these properties.[5]

This covers the majority of projects in areas like:

City fringe (e.g. Redhill, Queenstown, Kallang)
Core central region (e.g. Orchard, River Valley, Newton)
Suburban hubs (e.g. Tampines, Pasir Ris, Jurong East)

As of 2024–2025, you can still find compact one-bedroom units in fringe locations from around S$1.1–1.3 million, while central freehold units often start upwards of S$1.8 million, depending on age and proximity to MRT and amenities (estimates based on recent URA transaction data – always cross-check using Homejourney’s Projects Directory for current prices).

From living and working around Singapore’s condo clusters, some practical, insider considerations:

Check walking routes, not just distance – a condo that’s "400m to MRT" might involve multiple road crossings or overhead bridges, which matters in the rain.
Visit at peak hours – some condos near popular schools or malls (e.g. around Bukit Timah or Tampines Mall) have significant traffic at school drop-off times.
Inspect noise levels – projects facing PIE/CTE or near MRT viaducts can be noticeably louder on higher floors with unblocked expressway exposure.

For property searches, use Homejourney’s verified listing filters via Property Search to prioritise condos and privatised ECs that foreigners are allowed to buy, and avoid non-compliant options.

4. Landed Property: Strongly Restricted for Foreigners

Foreigners cannot freely buy landed residential property such as terrace houses, semi-detached, bungalows, or strata-landed cluster homes that are not part of an approved condo project.[1][5] These are considered "restricted residential property" and require approval from the LDAU under the Singapore Land Authority (SLA).[1][5]

Properties needing approval include:[1]

Vacant residential land
Terrace, semi-detached, bungalow/detached houses
Strata-landed houses not in approved condo developments
Shophouses for non-commercial use

Approvals are rare and highly discretionary. Authorities consider factors such as length of PR status (often at least 5 years) and exceptional economic contribution to Singapore.[1][3] Even then, foreigners are usually limited to sites under 15,000 sq ft and outside Good Class Bungalow (GCB) areas.[1]

An exception often discussed is Sentosa Cove, where foreigners can buy certain landed homes, but it still typically requires LDAU approval and is priced at the very top of the market.[1] For most foreign buyers, this is not a realistic first purchase; Homejourney generally guides clients towards non-landed options unless they clearly meet the stringent profile LDAU tends to accept.

5. Commercial & Industrial Property: Generally Open to Foreigners

Foreigners face no residential-type restrictions when buying pure commercial or industrial property (e.g. offices, shops, warehouses), as these fall outside the Residential Property Act’s restricted categories.[5] However, they are subject to their own regulatory and zoning rules.

Commercial units in areas like Raffles Place, Tanjong Pagar or Paya Lebar often appeal to investors who prioritise yield over owner-occupation. These properties are not subject to ABSD but still attract Buyer’s Stamp Duty (BSD) and GST in some cases – Homejourney’s ABSD guide ABSD Stamp Duty Calculator & Guide 2025 | Homejourney explains the distinction.

ABSD, Liechtenstein Exemption & EFTA: Why Your Passport Matters

Standard ABSD for Foreigners

Since 27 April 2023, any residential property purchased by a foreigner in Singapore is subject to a flat 60% Additional Buyer’s Stamp Duty (ABSD), regardless of whether it is the first or subsequent property.[2] This remains in force through 2025 and is one of the most important cost considerations for foreign buyers.

Example: A foreigner buying a S$1.5 million condo unit would pay:

BSD (tiered, based on purchase price)
ABSD at 60% of S$1.5 million = S$900,000[2]

This is why understanding Liechtenstein ABSD exemption and similar free trade agreement benefits is critical if you hold specific passports.

Liechtenstein ABSD Exemption & EFTA Liechtenstein

Under Singapore’s free trade agreements, nationals of certain countries are given the same ABSD treatment as Singapore Citizens for residential properties.[1] These include citizens of the United States, Iceland, Liechtenstein, Norway, and Switzerland due to the US–Singapore FTA and the European Free Trade Association (EFTA) agreement.[1]

For Liechtenstein citizens, this means: