Types of Properties Foreigners Can Buy in Singapore | Homejourney 2025

Types of Properties Foreigners Can Buy in Singapore: Complete 2025 Guide

Foreigners can purchase private condominiums, strata-titled apartments, and fully privatized Executive Condominiums (ECs) in Singapore without government approval, making these the most accessible property types for overseas buyers[2][6]. However, Singapore's Residential Property Act creates a two-tier system: unrestricted properties and restricted properties requiring Singapore Land Authority (SLA) approval. Understanding which properties you can buy—and under what conditions—is essential before investing in Singapore's competitive real estate market.

This guide breaks down each property type available to foreign buyers, the approval requirements, associated costs, and practical considerations to help you make an informed investment decision through Homejourney's trusted framework.

Properties Foreigners Can Buy Without Approval

Private Condominiums and Apartments

Private condominiums represent the most popular choice for foreign property buyers in Singapore[2][5]. These are multi-story residential buildings (typically six stories or more) where foreigners enjoy unrestricted access without needing prior government approval from the SLA.

Private condos offer several advantages: no approval delays, flexible ownership structures, and the ability to rent out your unit for investment income. Popular developments attracting foreign buyers include Marina Bay Residences, Orchard Residences, and Sentosa Cove condominiums (distinct from landed homes at Sentosa Cove). Prices range from SGD 1 million to over SGD 10 million depending on location, size, and amenities.

When purchasing a private condo, you'll pay the Additional Buyer's Stamp Duty (ABSD) at 60% for foreign buyers[1][3], plus the standard Buyer's Stamp Duty (BSD) calculated progressively on the purchase price[1]. For financing, foreign buyers typically face higher mortgage interest rates and lower loan-to-value ratios (LTV) compared to Singapore citizens[1]. To explore financing options tailored for foreign buyers, consult Homejourney's financing guide for foreign buyers.

Strata-Titled Apartments

Strata-titled apartments function similarly to private condominiums in terms of foreign ownership rights. These are individual units within approved condominium developments where you own the unit and share common property with other owners[2].

The key distinction is that strata-titled units within approved condominium developments are fully accessible to foreign buyers without approval[2]. This includes strata landed houses within approved condo developments, which differ from standalone landed properties requiring approval. The same tax obligations (ABSD at 60% and progressive BSD) apply as with private condominiums.

Fully Privatized Executive Condominiums (ECs)

Executive Condominiums become fully accessible to foreign buyers 10 years after their Temporary Occupation Permit (TOP) date[2]. Once privatized, these properties are treated identically to private condominiums with no ownership restrictions.

ECs are hybrid housing types developed by HDB with private developers, offering more spacious units than public housing at lower prices than private condos. However, foreigners cannot purchase brand-new ECs from developers or resale ECs aged 5-10 years[2]. This restriction exists because ECs maintain subsidized pricing during their first decade. Once fully privatized (after 10 years), you can purchase them freely, and they typically offer better value than comparable private condominiums in the same location.

For example, a privatized EC in Punggol or Sengkang might cost SGD 800,000-1.2 million, compared to SGD 1.5+ million for a similar private condo. The ABSD (60%) and BSD still apply to privatized EC purchases[1].

Properties Requiring SLA Approval

Landed Properties (Mainland)

Foreigners cannot purchase landed residential properties on mainland Singapore without special SLA approval, which is granted only in exceptional circumstances[2][4][5]. Restricted landed properties include:

Terrace houses
Semi-detached houses
Bungalows and detached houses
Vacant residential land
Strata landed houses outside approved condo developments (townhouses, cluster houses)

To qualify for approval, you must be a Singapore Permanent Resident (SPR) for at least five years and demonstrate exceptional economic contribution to Singapore[4]. The SLA assesses applications on a case-by-case basis, considering factors such as:

Your employment income assessable for tax in Singapore
Your economic contribution to Singapore's development
The property's intended use and alignment with Singapore's urban planning vision

Approval is rarely granted and typically reserved for high-net-worth individuals or business leaders making significant contributions to Singapore's economy. The application process involves submitting detailed documentation to the SLA's Land Dealings Approval Unit (LDAU) and can take several months[4].

Sentosa Cove Landed Homes

Sentosa Cove is the only location where foreigners can purchase landed residential properties, subject to SLA approval[1][4]. This exclusive waterfront enclave features luxury detached and semi-detached homes with marina access, attracting ultra-high-net-worth foreign buyers.

Like mainland landed properties, Sentosa Cove purchases require SLA approval under the same criteria: SPR status for 5+ years and exceptional economic contribution[4]. Prices at Sentosa Cove typically range from SGD 8 million to over SGD 30 million for premium waterfront properties. The approval process is stringent, and applications are assessed individually based on the applicant's profile and the property's characteristics.

When approval is granted for Sentosa Cove or mainland landed properties, strict conditions apply: the property must be used exclusively as a residence (no rental income), and you cannot sell within five years from the completion date[5]. This minimum holding period is significantly longer than for unrestricted properties.

Properties Foreigners Cannot Buy

HDB Flats

Foreigners are completely prohibited from purchasing HDB flats, whether new Build-to-Order (BTO) flats or resale units[8]. HDB housing is reserved exclusively for Singapore citizens and approved permanent residents, reflecting Singapore's policy of prioritizing public housing for citizens.

New Executive Condominiums

Foreigners cannot purchase brand-new ECs directly from developers or resale ECs aged 5-10 years[2]. This restriction maintains the subsidized pricing advantage for Singapore citizens and permanent residents during the EC's first decade. You must wait until the EC is more than 10 years old and fully privatized to purchase as a foreigner.

Financial Considerations for Foreign Buyers

Additional Buyer's Stamp Duty (ABSD)

The most significant cost for foreign property buyers is the Additional Buyer's Stamp Duty (ABSD) set at 60% of the property's purchase price as of 2023[1][3]. This duty applies to all residential property purchases by foreigners and substantially increases your total acquisition cost.

For example, purchasing a SGD 1.5 million private condo requires paying SGD 900,000 in ABSD alone. This is in addition to the standard Buyer's Stamp Duty (BSD) calculated progressively[1]. Understanding the full cost structure is essential before committing to a purchase. Use Homejourney's ABSD calculator and guide to estimate your exact stamp duty obligations.