Types of Properties Foreigners Can Buy in Singapore: Your Complete 2026 Guide
Foreigners can purchase private condominiums and apartments in Singapore without prior government approval, but landed properties require special approval from the Singapore Land Authority—a process rarely granted outside Sentosa Cove. Understanding which property types are accessible to you is the critical first step before investing in Singapore's property market, and Homejourney is committed to helping you navigate these rules with transparency and confidence.
Singapore's property market welcomes foreign investment, but it operates under strict regulatory frameworks designed to prioritize housing for citizens and permanent residents. The Residential Property Act, administered by the Singapore Land Authority (SLA), creates two distinct categories of properties: those you can purchase freely and those requiring government approval. This distinction fundamentally shapes your investment strategy, financing options, and long-term ownership prospects.
Properties Foreigners Can Buy Without Approval
Private condominiums and apartments represent your most straightforward ownership path in Singapore. These multi-story residential buildings (typically six stories or higher) are freely available to foreign buyers without seeking prior government approval. This category encompasses the vast majority of foreign residential property purchases in Singapore and includes sought-after developments across premium locations like Holland Village, Novena, East Coast, and River Valley.
When purchasing a condominium unit, you gain ownership of your individual unit plus shared access to common facilities—a feature that appeals to many foreign buyers seeking a complete residential experience without the complexity of landed property ownership. Condominiums typically include amenities such as swimming pools, gymnasiums, function rooms, and 24-hour security, creating a self-contained lifestyle environment.
Flat units in multi-story buildings also fall under the unrestricted category, though these are less commonly available to foreign buyers compared to condominiums. Flats differ from condominiums in their management structure and maintenance obligations, but they offer similar accessibility for foreign ownership.
Strata landed houses within approved condominium developments represent a hybrid option—these are landed-style homes (townhouses or cluster houses) located within planned condominium developments that have received planning approval. Unlike standalone landed properties, these units can be purchased by foreigners without special approval because they exist within an approved development framework.
Leasehold Estates: A Time-Limited Option
Foreigners can also purchase leasehold estates in landed residential properties with terms not exceeding 7 years, including any further term granted through renewal options. This option provides short-term investment flexibility but requires careful consideration of your long-term plans. As the lease term shortens, property value typically declines, making this suitable primarily for temporary residents or investors with specific exit timelines.
Properties Requiring Government Approval
If you're interested in owning landed property beyond Sentosa Cove, you must apply for approval from the Singapore Land Authority's Land Dealings Approval Unit. This category includes bungalows, semi-detached houses, terrace homes, vacant residential land, and shophouses intended for non-commercial residential use.
Approval is assessed on a case-by-case basis, and the bar for approval is deliberately high. The SLA evaluates applicants against two primary criteria: you must be a permanent resident of Singapore for at least five years, and you must demonstrate exceptional economic contribution to Singapore. This economic contribution is assessed through factors such as your employment income assessable for tax in Singapore, investment in Singapore businesses, or significant professional expertise that benefits the local economy.
In practice, approval outside Sentosa Cove is rarely granted. The government prioritizes landed housing availability for Singapore citizens and permanent residents, making this pathway inaccessible for most foreign investors. If you're considering landed property, Sentosa Cove represents your most viable option.
Sentosa Cove: The Exception for Foreign Landed Property Ownership
Sentosa Cove properties are the only landed residential properties that foreigners can purchase without prior approval. Located on Singapore's island resort, Sentosa Cove offers waterfront bungalows and cluster homes with unrestricted foreign ownership. This exclusive enclave attracts high-net-worth foreign buyers seeking premium lifestyle properties with direct marina access and resort-style amenities.
However, Sentosa Cove properties command premium pricing significantly above comparable condominiums in central locations. The investment thesis differs substantially—you're purchasing lifestyle and exclusivity rather than location convenience or rental yield potential. Before committing to Sentosa Cove, carefully evaluate whether the premium aligns with your investment objectives.
The Critical Role of ABSD in Your Purchase Decision
Understanding property types is inseparable from understanding the Additional Buyer's Stamp Duty (ABSD), which applies uniformly to all foreign residential property purchases. The ABSD rate for foreigners stands at 60% of the purchase price or valuation, whichever is higher, and this rate applies to your first property and every subsequent property you purchase.
On a S$2 million condominium, you will remit S$1.2 million in ABSD alone, due within 14 days of exercising your Option to Purchase. This punitive rate, unchanged since April 2023 and continuing through 2026, fundamentally reshapes your total acquisition cost and return-on-investment calculations. For a comprehensive breakdown of how ABSD affects your specific property purchase, review Homejourney's ABSD Stamp Duty Calculator & Guide 2026 ABSD Stamp Duty Calculator & Guide 2026 | Homejourney , which provides detailed calculations and strategies for different property types and price points.
This tax structure deliberately cools speculative foreign demand while prioritizing housing access for Singapore citizens and permanent residents. When evaluating property types, factor ABSD into your total acquisition cost alongside mortgage financing, legal fees, and ongoing maintenance expenses.
Comparing Your Options: Condominiums vs. Landed Properties
Your choice between condominium and landed property ownership depends on your investment timeline, capital availability, and lifestyle preferences. Here's how these property types compare across key dimensions:
| Factor | Private Condominiums | Landed Property (Sentosa Cove) | Landed Property (Outside Sentosa) |
|---|---|---|---|
| Government Approval Required | No | No | Yes (rarely granted) |
| ABSD Rate | 60% | 60% | 60% |
| Typical Price Range | S$800K–S$3M | S$3M–S$10M+ | S$2M–S$5M+ |
| Rental Income Potential | High (no restrictions) | Moderate (approval restrictions) | None (owner-occupied only) |
| Maintenance Responsibility | MCST handles common areas | Owner responsible | Owner responsible |
| Approval Conditions | None | None | Exclusive residential use; 5-year minimum holding |
Understanding Approval Conditions for Landed Properties
If you successfully obtain approval for landed property outside Sentosa Cove—an exceptionally rare outcome—you must comply with strict conditions imposed by the Singapore Land Authority:
- Exclusive Residential Use: The property must be used solely as a dwelling for you and your immediate family. Renting out the property is prohibited, eliminating rental income potential.
- Minimum 5-Year Holding Period: You cannot sell the property within five years from the date of legal completion. For properties under construction, the five-year period begins from the issuance of the Temporary Occupation Permit or Certificate of Statutory Completion.
- No Subdivision: You cannot subdivide the property without obtaining further approval from the authorities.
These conditions ensure that approved foreign buyers acquire landed properties for genuine residential purposes rather than speculative investment, preserving landed housing availability for Singaporean families.
Practical Steps: Determining Which Property Type Suits You
Step 1: Confirm Your Eligibility and Timeline
Before viewing any property, determine whether you're a permanent resident, citizen, or foreign national without PR status. Your status directly determines which property types are accessible. If you're a foreigner without PR status, condominiums and apartments are your primary option. If you're considering landed property and are not a PR, realistically assess whether you meet the SLA's approval criteria—exceptional economic contribution to Singapore is a high bar.
Step 2: Calculate Total Acquisition Costs
For any property type, calculate your total acquisition cost including the 60% ABSD, stamp duties, legal fees, and financing costs. Use Homejourney's ABSD Stamp Duty Calculator & Guide 2026 ABSD Stamp Duty Calculator & Guide 2026 | Homejourney to model different scenarios. On a S$1.5 million condominium, your ABSD alone totals S$900,000—a figure that must be paid within 14 days of exercising your Option to Purchase.
Step 3: Assess Rental Income Potential
If your investment thesis depends on rental income, condominiums offer unrestricted rental rights, making them ideal for buy-to-rent investors. Landed properties outside Sentosa Cove prohibit rental entirely, while Sentosa Cove properties face approval restrictions. For detailed guidance on financing your purchase and optimizing your investment structure, explore Homejourney's Financing Options for Foreign Buyers in Singapore Financing Options for Foreign Buyers in Singapore | Homejourney .
Step 4: Evaluate Long-Term Ownership Plans
Condominiums offer flexibility—you can hold indefinitely, rent out, or sell without restrictions. Landed properties outside Sentosa Cove lock you into a five-year minimum holding period with owner-occupancy requirements. If you anticipate relocating within five years, landed property approval becomes impractical.
Frequently Asked Questions About Property Types for Foreigners
Can foreigners buy new launch condominiums in Singapore?
Yes, foreigners can purchase new launch condominiums without prior approval. New launches often offer favorable payment terms (progressive payment schemes during construction) and the advantage of purchasing at developer prices before resale premiums apply. However, new launch purchases still incur the full 60% ABSD upon exercising the Option to Purchase, which typically occurs before construction completion.
What's the difference between freehold and leasehold condominiums for foreign buyers?
Both freehold and leasehold condominiums are equally accessible to foreign buyers. Freehold properties offer indefinite ownership, while leasehold properties (typically 99 years in Singapore) eventually revert to the government. For most foreign investors with medium-term horizons, this distinction matters less than location and rental yield. However, as leasehold terms shorten below 60 years, property values typically decline, affecting long-term appreciation potential.
