Types of Properties Foreigners Can Buy in Singapore 2026

What Properties Can Foreigners Buy in Singapore?

Foreigners can purchase private condominiums and apartments in Singapore without government approval, but landed properties require special approval from the Singapore Land Authority. The fundamental distinction lies in whether you need pre-purchase clearance: condominiums are freely available to all foreign buyers, while houses, bungalows, and terrace homes demand exceptional economic contribution to Singapore and typically five years of permanent residency status.

Understanding which property types are accessible to you as a foreign buyer is essential before beginning your property search on Homejourney's property search platform. This guide walks you through each property category, the approval requirements, restrictions that apply, and the financial obligations you'll face—particularly the 60% Additional Buyer's Stamp Duty (ABSD) that applies to most foreign purchases.

Private Condominiums: The Accessible Option for Foreign Buyers

Private condominiums and apartments represent the most straightforward property type for foreigners to purchase in Singapore. These are multi-story residential buildings (typically six stories or more) that operate under a Management Corporation Strata Title (MCST) structure. Foreign buyers enjoy unrestricted access to both new launches and resale units in private condominiums, whether freehold or leasehold, without requiring government approval.

This accessibility makes private condominiums the dominant choice for foreign property investment in Singapore. You can purchase a unit in prime locations like Marina Bay, Orchard, or Sentosa Cove with the same ease as a Singapore citizen, provided you have the financial capacity to cover the substantial acquisition costs. The lack of approval requirements means your purchase timeline remains predictable—typically 8-14 weeks from offer to legal completion.

When evaluating private condominiums, consider the property's age, developer reputation, and MCST management quality. Older condominiums (10+ years) may require more frequent maintenance contributions, while newer developments often offer modern amenities and lower immediate maintenance costs. Use Homejourney's projects directory to research specific developments and compare amenities, location accessibility, and historical price trends.

Landed Properties: The Restricted Category

Landed properties—including bungalows, semi-detached houses, and terrace homes—are largely restricted from foreign ownership under Singapore's Residential Property Act. Unlike private condominiums, you cannot simply purchase a landed property as a foreigner. Instead, you must apply for approval from the Singapore Land Authority (SLA) before making an offer, a process that is rarely granted except in specific circumstances.

To qualify for landed property approval, you must meet two stringent criteria: you must be a permanent resident of Singapore for at least five years, and you must demonstrate exceptional economic contribution to Singapore. The SLA assesses economic contribution through factors such as your employment income assessable for tax in Singapore, business investments, and overall contribution to the Singapore economy. This is not a straightforward process—approval is granted on a case-by-case basis and rejected far more often than approved.

The only exception to this restriction is Sentosa Cove, a designated residential enclave on Sentosa Island where foreigners enjoy unrestricted access to landed properties without requiring SLA approval. Properties in Sentosa Cove command premium prices due to this unique privilege, with waterfront bungalows and villas ranging significantly higher than comparable landed properties on the mainland.

Conditions Attached to Landed Property Approval

If you successfully obtain SLA approval to purchase a landed property outside Sentosa Cove, strict conditions apply that fundamentally restrict your use and investment flexibility:

Exclusive Residential Use: The property must be used solely as a residence for you and your immediate family. Renting out an approved landed property is prohibited—this eliminates any rental income strategy.
Minimum Five-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 (TOP) or Certificate of Statutory Completion, whichever comes first.
No Subdivision: You cannot subdivide the property without obtaining further approval from the SLA, preventing any future land development strategies.

These conditions ensure that approved foreign buyers acquire landed properties for genuine residential purposes rather than speculative investment. The restrictions effectively transform a landed property purchase into a long-term residential commitment rather than a flexible investment vehicle.

Properties Completely Restricted from Foreign Ownership

Several property categories are entirely off-limits to foreign buyers under Singapore law:

HDB Flats: Housing and Development Board flats are exclusively reserved for Singapore Citizens and Permanent Residents. Foreigners cannot purchase HDB flats under any circumstances, regardless of their economic contribution or residency status.
Executive Condominiums (ECs): ECs have extremely limited foreign access. Only when one buyer is a Singapore PR and the other is a non-PR can they jointly purchase an EC that has met its five-year Minimum Occupancy Period. Solo foreign purchases of ECs are not permitted.
Commercial, Industrial, and Agricultural Land: Foreigners cannot purchase commercial properties, industrial land, or agricultural land in Singapore.

Understanding these restrictions prevents you from wasting time pursuing properties that are legally unavailable to you. Homejourney's property search filters are designed to show only properties available to your buyer profile, ensuring you see only viable options.

The 60% ABSD: The Financial Reality for Foreign Buyers

The most significant financial consideration for foreign property buyers is the Additional Buyer's Stamp Duty (ABSD), which stands at a flat 60% of the purchase price or valuation, whichever is higher. This rate applies to all foreign individuals purchasing any residential property in Singapore, whether it's your first, second, or subsequent purchase.

To illustrate the impact: on a S$2 million private condominium purchase, you would pay S$1.2 million in ABSD alone, due within 14 days of signing the Sale and Purchase Agreement or exercising your Option to Purchase. This punitive rate, introduced in April 2023 and unchanged through 2026, aims to prioritize housing for Singapore citizens and permanent residents while cooling speculative foreign demand.

Before proceeding with any property purchase, calculate your total acquisition cost using Homejourney's ABSD calculator, which includes the ABSD, legal fees, survey costs, and other acquisition expenses. This calculation is essential for accurate financial planning and determining whether a property purchase is feasible within your budget.

ABSD Exemptions: Special Cases and Free Trade Agreements

While the 60% ABSD applies to most foreign buyers, limited exemptions exist that can significantly reduce your tax burden:

Foreigners Married to Singapore Citizens

If you are a foreigner married to a Singapore Citizen and do not own any residential property, the ABSD is not chargeable on your first residential purchase. However, if you later purchase a second property, the ABSD applies. The ABSD can also be refunded if you are switching residential properties as a married couple, provided the first ABSD-paid property is sold within six months after the date of purchase of the second property (or the Temporary Occupation Permit, whichever is earlier).

Free Trade Agreement (FTA) Exemptions: Norway, Iceland, Liechtenstein, Switzerland, and the United States

Nationals of specific countries enjoy significantly more favorable ABSD treatment under Free Trade Agreements signed with Singapore. Norwegian citizens are particularly advantaged: as a national of Norway (an EFTA member), you receive the same tax treatment as Singapore Citizens due to the European Free Trade Association agreement.

This means Norwegian buyers pay zero ABSD on their first residential purchase, 12% ABSD on their second purchase, and 15% on subsequent purchases—dramatically lower than the standard 60% rate. For a S$2 million property, a Norwegian buyer saves S$1.2 million on their first purchase compared to other foreign nationals.

Citizens of Iceland, Liechtenstein, Switzerland, and the United States receive the same favorable treatment. If you hold citizenship from any of these countries, verify your eligibility with the Inland Revenue Authority of Singapore (IRAS) before proceeding with your purchase. For Norwegian citizens specifically, refer to Homejourney's detailed guide on Norway EFTA ABSD exemptions for comprehensive information on maximizing your tax advantages.

Financing Options for Foreign Property Buyers

Securing mortgage financing as a foreign buyer is more challenging than for Singapore citizens and permanent residents, but not impossible. Most Singapore banks impose stricter lending criteria for foreign borrowers, including higher interest rates and lower Loan-to-Value (LTV) ratios.

Typically, foreign buyers can borrow up to 75% of the property value (compared to up to 90% for citizens and PRs), though some banks may offer lower ratios. Your loan tenure is usually capped at 30 years or until age 65, whichever is shorter. You cannot use your CPF funds for property purchases as a foreigner, meaning you must rely entirely on cash savings and bank financing.

Interest rates for foreign buyers typically range 0.5-1% higher than rates offered to Singapore citizens. Compare current rates and loan terms across multiple banks using Homejourney's bank rates comparison tool, which provides transparent information on available financing options. For detailed guidance on the complete financing process, consult Homejourney's comprehensive financing guide for foreign buyers.

Post-Purchase Obligations and Ongoing Costs

After completing your property purchase, you must comply with several ongoing obligations and costs:

Annual Property Tax: All property owners pay annual property tax based on the Annual Value (estimated annual rental value). Owner-occupied properties enjoy concessionary rates, while investment properties face higher progressive rates.
Maintenance and Management Fees: Condominium owners must pay monthly maintenance and sinking fund contributions to the MCST. These contributions fund building maintenance, repairs, and reserve funds for major renovations.
Rental Regulations: If you rent out your property, you must comply with Urban Redevelopment Authority (URA) regulations regarding minimum rental periods and tenant eligibility. For approved landed properties, renting is prohibited entirely.

Factor these ongoing costs into your long-term financial planning. Maintenance fees for private condominiums typically range from S$300-800 per month depending on the property's age, size, and amenities.

Property Maintenance and Services for Foreign Owners

As a foreign property owner, you may not always be present in Singapore to manage maintenance issues. Homejourney connects you with trusted service providers for essential property maintenance. For condominium owners, air conditioning system maintenance is particularly important in Singapore's tropical climate. Homejourney's aircon servicing directory helps you find qualified technicians for regular maintenance and repairs, ensuring your cooling systems operate efficiently and prevent costly breakdowns.

The Complete Foreign Buyer Journey

Purchasing property as a foreigner in Singapore involves multiple stages beyond simply identifying the right property type. The complete process—from eligibility verification through legal completion—typically takes 8-14 weeks and requires careful navigation of financing, legal, and regulatory requirements.

For a detailed step-by-step walkthrough of the entire foreign buyer process, including timelines, required documents, and critical decision points, refer to Homejourney's comprehensive 8-step property buying process guide. This resource provides actionable guidance at each stage and helps you avoid common mistakes that could delay your purchase or increase your costs.

FAQ: Types of Properties Foreigners Can Buy in Singapore

Can foreigners buy private condominiums without approval?

Yes. Foreign buyers can freely purchase units in private condominiums without seeking government approval. This applies to both new launches and resale units, freehold and leasehold properties. No pre-purchase clearance is required.

What is the ABSD rate for foreigners in 2026?

The ABSD rate for foreign individuals is a flat 60% of the purchase price or valuation, whichever is higher, applied to all residential property purchases. This rate applies to your first, second, and all subsequent purchases, unless you qualify for an exemption under a Free Trade Agreement or are married to a Singapore Citizen.

Can Norwegian citizens buy property in Singapore at a lower ABSD rate?

Yes. Norwegian nationals qualify for EFTA (European Free Trade Association) exemptions, paying zero ABSD on their first residential purchase, 12% on their second purchase, and 15% on subsequent purchases. This represents substantial savings compared to the standard 60% rate. Verify your eligibility with IRAS before proceeding with your purchase.

Are landed properties accessible to foreign buyers?

Landed properties are largely restricted from foreign ownership and require Singapore Land Authority approval, which is rarely granted. You must be a permanent resident for at least five years and demonstrate exceptional economic contribution to Singapore. The only exception is Sentosa Cove, where foreigners enjoy unrestricted access without requiring approval.