The types of properties foreigners can buy in Singapore are mainly private condominiums and apartments, certain strata-landed homes within approved condo projects, commercial and industrial properties, and (for a small group who obtain approval) selected landed homes and Sentosa Cove houses.[2][3] Foreigners generally cannot buy new HDB flats and most landed properties, and must also factor in the 60% Additional Buyer’s Stamp Duty (ABSD) when purchasing residential property.[1][3]
This article is a focused cluster guide under Homejourney’s main pillar on buying property as a foreigner in Singapore, and should be read together with our core resources like: Step-by-Step Property Buying Process for Foreigners | Homejourney 2026 , ABSD Stamp Duty Calculator and Guide: 2026 Singapore Rules | Homejourney , and China Capital Controls & Buying Singapore Property: 2026 Homejourney Guide .
Overview: What Foreigners Can & Cannot Buy in Singapore (2026)
Under Singapore’s Residential Property Act, a "foreigner" includes anyone who is not a Singapore Citizen, Singapore Permanent Resident (SPR), or company/limited liability partnership/ society meeting specific local-ownership tests.[2] The Singapore Land Authority (SLA) clearly distinguishes which property types foreigners can buy freely, which require approval, and which are effectively off-limits.[2]
For quick reference, here is a simplified view for non-PR foreigners buying in 2026:
- Can buy freely (no SLA approval, but ABSD applies): private condominiums and apartments, strata landed houses in approved condo developments, commercial shophouses, offices, industrial units, and hotels.[2][3]
- Can buy only with SLA approval: most landed properties (terraces, semi-Ds, detached houses, cluster/strata-landed not within an approved condo, and Sentosa Cove landed homes).[2][3]
- Generally cannot buy: new HDB BTOs, most resale HDBs (unless you are a Permanent Resident buying with a Singapore Citizen or another PR under strict rules), and most executive condominiums (ECs) that are under 10 years old.[3]
In practice, most foreign buyers end up choosing between three broad categories:
- Private condos and apartments (the most common)
- Privatised ECs (more than 10 years old)
- Selected landed homes, mainly in Sentosa Cove, subject to approval
Throughout this guide, Homejourney will help you understand each category, the risks, and safe next steps so you can search confidently on Property Search with full awareness of Singapore’s rules.
1. Private Condominiums & Apartments (Most Common for Foreigners)
For most foreigners, private condominiums and apartments are the most straightforward option. SLA confirms that foreigners can buy a "condominium unit" or "flat unit" without approval under the Residential Property Act.[2] These are typically units in high-rise developments with shared facilities like pool, gym, and security.
Key rules for foreign buyers of condos
- No SLA approval needed: You can buy both freehold and leasehold condos, including new launches and resale, anywhere in Singapore.[2][3]
- ABSD at 60%: From the latest cooling measures, foreigners pay 60% ABSD on any residential purchase, regardless of how many properties they already own.[1][4][6]
- Loan limits: MAS Loan-to-Value (LTV) caps generally apply up to 75% for buyers with no outstanding housing loan, but banks may be tighter based on your income and country risk.[1]
- Rental rules: Minimum rental period for private residential property is usually 3 months, per URA rules; short-term stays like daily rentals are not allowed in typical residential units.[1]
On the ground, many foreign clients I’ve worked with focus on areas like Districts 9–11 and 15 (Orchard, River Valley, Newton, Bukit Timah, East Coast) due to proximity to international schools and city-centre offices. For instance, a two-bedroom unit near Great World MRT can be a 7–10 minute sheltered walk, while developments in Tanjong Rhu are often within 8–12 minutes’ walk to Stadium or Tanjong Rhu MRT (Thomson-East Coast Line) with park connectors right at your doorstep.
Use Homejourney’s Projects Directory to compare project-specific data (transaction history, unit mix, tenure) and then shortlist live listings through Property Search . This layered, verified data approach is central to Homejourney’s safety-first philosophy.
2. Strata Landed in Approved Condo Developments
Foreigners can also buy a strata landed house within an approved condominium development without SLA approval.[2][3] These are often called “cluster houses” inside a gated condo-style project, where you own a landed-style home that is governed under the same management corporation as the condo.
What makes these attractive?
- Landed feel with condo rules: Multi-storey homes with car porch and private space, but you share facilities like pools and security.
- Foreign-buyer friendly: As long as URA/SLA classifies the development as an approved condominium for this purpose, no special approval is needed.[2]
- Locations: Commonly found in Bukit Timah, Seletar, and some Eastern/Western city-fringe areas, typically within 10–15 minutes’ drive of major business districts and schools.
Because classification can be technical, Homejourney strongly recommends verifying the legal status of any strata landed unit you are considering. Our team cross-checks URA and SLA classifications behind the scenes so you do not risk accidentally entering into a transaction that requires approval.
3. Executive Condominiums (ECs) & HDB: What’s Realistically Possible?
ECs and HDB flats are where many foreigners get confused. The rules are more about Permanent Resident status and holding period than nationality alone.[3]
HDB flats
- New HDB BTO and Sale of Balance Flats: Only for Singapore Citizens (and certain SC/PR household combinations). Foreigners cannot buy these directly.
- Resale HDB: Non-PR foreigners cannot buy; at least one buyer must be an SPR (minimum 3 years) or SC under HDB eligibility schemes.[3]
So if you are a foreigner with no PR status, you should generally exclude HDB from your options.
Executive Condominiums (ECs)
- New EC launches: Only for eligible SC/SPR households.
- Resale EC (5–10 years old): After the 5-year Minimum Occupation Period (MOP), ECs can be sold to SC and SPR buyers only.[3]
- Privatised EC (10+ years old): Once an EC passes 10 years from TOP, it becomes fully "privatised" and can be bought by foreigners like any other private condo.[3]
This is why some foreign investors quietly target older ECs in areas like Punggol, Sengkang, or Jurong. You get relatively larger units, often with family-friendly layouts and full condo facilities, at a price benchmark often slightly below comparable private condos in the same neighbourhood. Homejourney’s Projects and Projects Directory help you filter for ECs that have crossed the 10-year mark.
4. Landed Property & Sentosa Cove: When Can Foreigners Buy?
Under SLA rules, foreigners must obtain approval before buying almost any landed residential property in Singapore.[2] This includes vacant residential land, terrace houses, semi-detached houses, bungalows, and strata landed houses not in an approved condo.[2][3]
Criteria for approval
SLA’s Land Dealings Approval Unit (LDAU) assesses applications case by case, considering factors like:
- Being an SPR for at least 5 years; and
- Exceptional economic contribution to Singapore (e.g., high assessable employment income or business contribution).[2]
Even with strong credentials, there is no guarantee of approval, and conditions may be imposed (for example, minimum holding period, genuine owner-occupation, and restrictions on renting).[1][2] Foreigners who are approved are typically limited to landed properties not exceeding 15,000 sq ft and not in Good Class Bungalow (GCB) areas.[3]
