Types of Properties Foreigners Can Buy in Singapore: Your 2026 Guide
Foreigners can buy private condominiums, apartments, and strata-landed homes in Singapore without special approval, though landed properties like bungalows and terrace houses require Land Dealings Approval Unit (LDAU) permission and proof of exceptional economic contribution.[1] Understanding which property types are accessible to you is the first critical step in your Singapore property journey, especially given the substantial financial commitment involved and the complex regulatory landscape that Homejourney is committed to helping you navigate safely and transparently.
Singapore's property market offers distinct opportunities for foreign investors, but the eligibility rules are strict and often misunderstood. This guide clarifies exactly what you can and cannot purchase, the approval processes involved, and the financial implications of each property type. Whether you're relocating to Singapore for work, seeking a long-term investment, or planning to establish residency, knowing your options helps you make informed decisions with confidence.
Property Types Foreigners Can Buy Without Special Approval
Private Condominiums and Apartments
Private condominiums are the most accessible option for foreign buyers in Singapore.[1] These can be freehold or leasehold properties, new launches or resale units, and there are no restrictions on the lease tenure for foreigners purchasing private condos. A private condo typically offers shared facilities such as swimming pools, gymnasiums, concierge services, and 24-hour security—amenities that appeal to both owner-occupiers and investors.
The key advantage of private condos is their liquidity and international appeal. They attract both local and foreign buyers, making them easier to sell or rent out compared to other property types. Popular private condo developments across Singapore's prime districts—such as the Central Business District, Marina Bay, and Orchard areas—have consistently maintained value and rental demand. When searching for your ideal property, Homejourney's Property Search tool allows you to filter by property type, location, and amenities to find condos that match your lifestyle and investment criteria.
Strata-Landed Homes in Approved Developments
Strata-landed homes represent a middle ground between traditional condominiums and landed properties.[2] These are townhouses or cluster houses within approved condominium developments under the Planning Act, where individual units have their own land parcels but share common facilities and management. Foreigners can purchase strata-landed homes without special approval, provided they are part of an approved development.
Strata-landed homes appeal to buyers seeking more space and privacy than a typical condo unit while maintaining the convenience of professional property management and shared amenities. However, their resale market is typically smaller than private condos, which may affect liquidity if you need to exit quickly.
Privatised Executive Condominiums (ECs)
Privatised ECs are former public housing projects that have been sold to private developers and converted into private residential developments.[2] Foreigners can purchase privatised ECs that are more than 10 years old without restriction. These properties often offer excellent value compared to private condos, with many featuring similar amenities and locations at lower price points.
The trade-off is that privatised ECs typically have smaller unit sizes and less premium finishes than comparable private condos. Additionally, the resale market for ECs is more niche, attracting primarily owner-occupiers rather than investors.
Landed Properties: Restrictions and Special Approval Requirements
What Foreigners Cannot Buy Automatically
Foreigners are restricted from purchasing most landed properties without special approval from Singapore's Land Dealings Approval Unit.[1][2] This includes:
- Bungalows and detached houses
- Semi-detached houses
- Terrace houses
- Vacant residential land
- Strata-landed houses outside approved condominium developments (townhouses, cluster houses)
- Shophouses for non-commercial use
This restriction exists to preserve Singapore's limited land for citizens and permanent residents, prioritizing housing security for the local population. The government's policy reflects Singapore's strategic approach to land scarcity and national housing needs.
Sentosa Cove Exception
Sentosa Cove is the primary exception where foreigners can purchase landed properties without special approval.[2] Located on Singapore's island resort of Sentosa, this exclusive enclave features luxury waterfront villas, bungalows, and semi-detached homes. Sentosa Cove attracts ultra-high-net-worth individuals and investors seeking premium properties in a resort-like setting with direct beach access and recreational facilities.
Properties in Sentosa Cove command premium prices, typically ranging from S$5 million to S$20 million or higher, depending on size, location, and waterfront access. The market is highly specialized, and liquidity depends on global economic conditions and demand from international buyers.
Short-Term Leasehold Landed Properties
Foreigners can purchase a leasehold estate in a landed residential property for a term not exceeding seven years, including any further term which may be granted by way of an option for renewal.[2] This option is rarely utilized in Singapore's market, as most residential leasehold arrangements exceed seven years. It may appeal to temporary residents or those seeking short-term property access before relocating.
Obtaining Special Approval for Landed Properties
If you wish to purchase a landed property outside Sentosa Cove, you must apply to the Land Dealings Approval Unit (LDAU) under the Residential Property Act. Approval is granted on a case-by-case basis and requires demonstrating an "exceptional economic contribution to Singapore."[2]
This typically means you must show evidence of substantial business investment, job creation, or significant economic benefit to Singapore. The approval process is lengthy, uncertain, and rarely granted to individual property buyers. Most successful applications come from business owners or investors with substantial economic ties to Singapore. Unless you have exceptional circumstances, relying on LDAU approval for a landed property purchase is not a practical strategy.
Understanding ABSD and Tax Implications for Foreign Buyers
The 60% ABSD Rate for Foreigners
The most significant financial barrier for foreign property buyers in Singapore is the Additional Buyer's Stamp Duty (ABSD) of 60%, introduced in April 2023 and unchanged through 2026.[1] This means on a S$2 million property purchase, you will pay S$1.2 million in ABSD alone, due within 14 days of signing the Sale and Purchase Agreement.
To illustrate the total cost impact: on a S$2 million condo purchase, a foreign buyer faces approximately S$1.2 million ABSD plus S$64,600 in Buyer's Stamp Duty (BSD), totaling S$1,264,600 in stamp duties before accounting for legal fees (S$3,000–S$5,000), valuation reports (S$500), and mortgage processing charges (S$2,000–S$3,000).[1]
This punitive rate aims to cool speculative foreign demand and prioritize housing for Singapore citizens and permanent residents. For foreign buyers, it fundamentally changes the investment calculus, requiring careful financial modeling before committing to a purchase.
Strategies to Reduce ABSD: Joint Ownership
One narrow pathway exists to reduce ABSD: joint ownership with a Singapore Citizen or Permanent Resident spouse.[1] When a foreigner purchases jointly with a Singaporean Citizen, the ABSD is calculated using blended rates—the Citizen pays the Citizen rate on their share, while the foreigner pays the foreigner rate on their share. This can result in meaningful tax savings compared to a solo foreign purchase.
However, several conditions apply: both names must appear on the title, and if either party already owns other residential property in Singapore, higher ABSD tiers activate. Additionally, the joint ownership structure has implications for future property transactions, refinancing, and estate planning. Before pursuing this strategy, consult with a conveyancing lawyer to model the exact tax impact and understand long-term consequences.
US Citizens: The FTA Exemption Advantage
American citizens have access to a significant tax advantage unavailable to most other foreign buyers. Under the US-Singapore Free Trade Agreement (FTA), American nationals may qualify for ABSD exemption or reduced rates in certain circumstances. This exemption can save hundreds of thousands of dollars on a property purchase and fundamentally changes the investment economics for US buyers.
The FTA exemption is complex, with specific eligibility criteria and documentation requirements. To understand whether you qualify and how to structure your purchase to maximize this benefit, refer to Homejourney's detailed guide: How Americans Avoid 60% ABSD: US FTA Exemption Guide | Homejourney . This specialized resource walks you through the exemption process, required documentation, and strategic considerations for US property buyers in Singapore.
Financial Considerations and Mortgage Accessibility
Mortgage Financing for Foreign Buyers
Most Singapore banks offer mortgage financing to foreign buyers, though terms are typically more restrictive than for citizens and permanent residents. Foreign buyers typically qualify for Loan-to-Value (LTV) ratios of 75–80%, meaning you must provide 20–25% down payment in cash. Banks require comprehensive documentation, including valid passport, employment contract, recent payslips, tax returns from your home country, and proof of savings.
The mortgage approval process begins with an In-Principle Approval (IPA), valid for 30 days, which provides preliminary confirmation of your borrowing capacity before you make an offer. Once you exercise the Option to Purchase (OTP), the bank orders an independent property valuation. If the valuation comes in below your purchase price, the bank lends against the lower amount, requiring you to cover the shortfall in cash.
For detailed guidance on financing options, mortgage rates, and bank selection, explore Homejourney's Bank Rates resource to compare current offerings and Financing Options for Foreign Buyers in Singapore | Homejourney for comprehensive financing strategies tailored to foreign buyers.
Total Cost of Ownership
Beyond the purchase price and ABSD, foreign buyers must budget for ongoing costs: property tax (typically 4–6% of annual rental value), maintenance fees for condos (S$200–S$600 monthly depending on development), property insurance, and potential rental income tax if leasing out the property. These recurring costs significantly impact long-term investment returns and should be factored into your decision-making process.
Choosing the Right Property Type for Your Situation
Your optimal property choice depends on several factors: investment horizon, liquidity needs, lifestyle preferences, and financial capacity. Private condominiums offer the best balance of accessibility, liquidity, and amenities for most foreign buyers, with active resale markets and strong rental demand. Strata-landed homes suit buyers seeking more space and privacy without the complexity of landed property restrictions. Sentosa Cove appeals exclusively to ultra-high-net-worth buyers seeking luxury and exclusivity.
Before committing to any property type, model the complete financial impact including ABSD, mortgage terms, and ongoing costs. Homejourney's ABSD Stamp Duty Calculator & Guide 2026 | Homejourney provides tools and frameworks to calculate your exact tax obligations and total acquisition costs.
Next Steps: Your Property Buying Journey
Understanding property types is your foundation, but successful property acquisition requires navigating the complete buying process. Homejourney guides you through each stage with transparency and verified information. Start by clarifying your financial capacity and ABSD obligations, then explore available properties using Property Search to identify options matching your criteria.
For comprehensive guidance on the complete buying process, timelines, documentation requirements, and strategic considerations, review Homejourney's Step-by-Step Property Buying Process for Foreigners in Singapore 2026 | Homejour... . This detailed resource walks you through each transaction stage, helping you avoid common mistakes and make confident decisions.
Homejourney is committed to creating a safe, trusted environment for your property journey. We verify information, prioritize transparency, and actively listen to user feedback to continuously improve your experience. When you're ready to explore properties, our platform connects you with verified information and trusted professionals who prioritize your interests.
Frequently Asked Questions
Can I buy an HDB flat as a foreigner?
No. HDB flats are reserved for Singapore citizens and permanent residents. Foreigners cannot purchase HDB properties under any circumstances. Your options are limited to private condominiums, strata-landed homes in approved developments, privatised ECs over 10 years old, and Sentosa Cove landed properties.
What is the minimum lease tenure for a property I can buy as a foreigner?
There is no minimum lease tenure restriction for private condominiums purchased by foreigners. You can buy freehold or leasehold properties with any lease duration. However, properties with shorter remaining leases (under 30 years) may face liquidity challenges and lower valuations as the lease approaches expiry.
Can I buy a new launch condo as a foreigner?
Yes. Foreigners can purchase new launch private condominiums without restriction. New launches often provide attractive pricing and payment schemes compared to resale units, though you must wait for the Temporary Occupation Permit (TOP) before taking possession, typically 3–5 years after purchase.
