Types of Properties Foreigners Can Buy in Singapore 2026

Types of Properties Foreigners Can Buy in Singapore: A Complete 2026 Guide

As a foreigner looking to purchase property in Singapore, your options are more restricted than for citizens and permanent residents, but you still have access to desirable residential properties without requiring government approval. Understanding which property types you can purchase—and the associated costs like the 60% Additional Buyer's Stamp Duty (ABSD)—is essential for making informed investment decisions. At Homejourney, we prioritize your safety and trustworthiness by providing verified, transparent information to help you navigate Singapore's property regulations with confidence.

This guide breaks down exactly which properties foreigners can buy, the approval process for restricted properties, and the financial implications of each purchase type. Whether you're a first-time buyer or experienced investor, knowing these distinctions will shape your entire property strategy.

Properties Foreigners Can Buy Without Government Approval

Under Singapore's Residential Property Act, administered by the Singapore Land Authority, foreigners enjoy unrestricted access to several property categories. These represent the vast majority of foreign residential purchases and require no prior approval, making them the most straightforward option for international buyers.

Private Condominiums and Apartments

Private condominiums and apartments are the primary property type available to foreign buyers without restrictions. This includes both freehold and leasehold projects, new launches, and resale units in multi-story developments (typically six stories or more). You can purchase these properties freely, whether it's your first acquisition or subsequent investment. Popular developments like Marina Bay residences, Orchard area condos, and emerging districts like Jurong East offer diverse options across different price points.

When searching for condominiums, use Homejourney's Property Search " style="color: inherit; text-decoration: none;">property search tool to filter by property type, location, and price range. This ensures you're viewing verified listings from trusted agents who understand foreigner requirements.

Strata Landed Houses in Approved Developments

Strata landed houses within approved condominium developments are another accessible option. These are townhouses or cluster houses that are part of larger condominium estates with shared facilities and management. Unlike standalone landed properties, these fall under the condominium framework and don't require special approval. They offer the appeal of landed living—typically with private gardens and direct ground access—while remaining within the approval-free category.

Short-Term Leasehold Landed Properties

Foreigners can purchase leasehold estates in landed residential properties for terms not exceeding seven years, including any further term granted through renewal options. This category is niche but valuable for specific investment strategies. While the short lease term limits long-term ownership, it provides flexibility for investors with defined holding periods or those seeking temporary residential arrangements.

Properties Requiring Government Approval

Beyond the approval-free categories, foreigners can purchase additional property types, but only after receiving explicit approval from the Land Dealings Approval Unit. This process is intentionally restrictive, with approvals granted in rare cases only.

Approval Eligibility Criteria

To qualify for approval to purchase restricted properties, you must meet two strict requirements:

Be a Singapore Permanent Resident for at least five years
Demonstrate exceptional economic contribution to Singapore, assessed through factors such as employment income assessable for tax in Singapore

The Land Dealings Approval Unit evaluates each application individually. Meeting these criteria doesn't guarantee approval—the government reserves landed property ownership for citizens and long-term residents who have demonstrated substantial commitment to Singapore's economy and society. Approvals remain exceptionally rare.

Properties Requiring Approval

If you obtain approval, you gain access to these property types:

Terrace houses, semi-detached houses, and bungalows
Vacant residential land
Strata landed houses outside approved condominium developments (townhouses, cluster houses)
Landed residential properties at Sentosa Cove
Shophouses (for non-commercial residential use)

Strict Conditions Upon Approval

If approval is granted, you must comply with binding conditions:

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 investment income potential.
Minimum Five-Year Holding Period: You cannot sell the property within five years from legal completion. For properties under construction, this period begins from the Temporary Occupation Permit or Certificate of Statutory Completion issuance.
No Subdivision: The property cannot be subdivided without further government approval.

These conditions ensure approved foreign buyers acquire landed properties for genuine residential purposes rather than speculation, preserving Singapore's housing stock for citizens.

Properties Foreigners Cannot Buy Under Any Circumstances

Certain property types are completely off-limits to foreign buyers, regardless of circumstances or approval applications:

HDB flats (public housing)
Executive Condominiums (ECs)
Worker dormitories and serviced apartments
Commercial properties used for residential purposes

HDB flats and ECs are reserved exclusively for Singapore citizens and permanent residents, reflecting the government's commitment to ensuring affordable housing for its population. This is a fundamental policy distinction that cannot be circumvented.

Understanding ABSD for Foreign Buyers

The Additional Buyer's Stamp Duty (ABSD) is the most significant financial consideration for foreign property buyers in Singapore. This tax substantially increases your total acquisition costs and applies to every property purchase.

ABSD Rate for Foreigners: 60% Flat Rate

The ABSD rate for foreign individuals is a flat 60% on the purchase price or market valuation, whichever is higher. This applies to your first property, second property, and any subsequent purchases—there are no reductions or exemptions based on purchase sequence. This rate has remained unchanged since April 2023 through 2026.

On a S$2 million condominium, you would pay S$1.2 million in ABSD alone—a substantial cost that fundamentally changes your investment analysis. This punitive rate aims to prioritize housing for citizens and permanent residents while cooling speculative foreign demand.

Key ABSD Rules and Payment Requirements

Calculation Base: ABSD is calculated on the higher of purchase price or market valuation, just like Buyer's Stamp Duty (BSD).
Payment Method: ABSD cannot be paid using Central Provident Fund (CPF) savings—you must pay in cash within 14 days of signing the Sale and Purchase Agreement or exercising your Option to Purchase.
Joint Purchases: When a property is purchased jointly by buyers of different profiles (e.g., Singapore Citizen and foreigner), the highest applicable ABSD rate applies to the entire property value. This means the 60% foreigner rate would apply to the full purchase price.
No Exemptions: Unlike some other buyer categories, foreigners receive no ABSD exemptions or reductions.

For detailed calculations and a breakdown of all stamp duties, use Homejourney's ABSD Stamp Duty Calculator & Guide 2026 | Homejourney " style="color: inherit; text-decoration: none;">ABSD stamp duty calculator, which provides accurate estimates based on your specific purchase price and property type.

Total Cost of Acquisition for Foreigners

Beyond ABSD, foreign buyers must account for additional costs:

Buyer's Stamp Duty (BSD): 1-4% depending on property price
Legal and conveyancing fees: Typically S$1,500-S$3,000
Property inspection and valuation: S$500-S$1,500
Agent commission: Usually 1-2% (often split with seller)
Initial down payment: Typically 5% at Option to Purchase

On a S$2 million property, your total acquisition costs could exceed S$1.4 million before accounting for financing and ongoing expenses. Understanding this full financial picture is essential before committing to a purchase.

Financing Options for Foreign Buyers

Foreign buyers can access mortgage financing from Singapore banks, though loan-to-value (LTV) limits and terms may differ from citizen buyers. Most banks offer up to 75% LTV for foreign buyers on residential properties, with interest rates varying based on current market conditions.

Check current Bank Rates " style="color: inherit; text-decoration: none;">bank mortgage rates on Homejourney to compare financing options from multiple institutions. This helps you understand your monthly obligations and total interest costs over the loan period.

Decision Framework: Choosing the Right Property Type

When deciding which property type to purchase, consider these key factors:

Property Type	Approval Required	Rental Allowed	Best For
Private Condominiums	No	Yes	Investment, owner-occupancy
Strata Landed (Approved Dev.)	No	Yes	Landed living without approval
Short-Term Leasehold Landed	No	Yes	Temporary residence, defined holding period
Landed Properties (Sentosa Cove, etc.)	Yes (rare)	No	Long-term residents only

For most foreign buyers without permanent residency, private condominiums represent the optimal choice—they require no approval, allow rental income generation, and offer diverse options across Singapore's neighborhoods.

Common Mistakes Foreign Buyers Make

Mistake 1: Underestimating Total Acquisition Costs Many foreign buyers focus only on the purchase price and overlook ABSD, which can exceed the property price itself. Always calculate the full cost including the 60% ABSD, stamp duties, legal fees, and agent commissions before committing to a purchase.

Mistake 2: Attempting Joint Purchases to Reduce ABSD Some buyers try to have a Singapore citizen co-purchase to reduce ABSD rates. However, when properties are purchased jointly by buyers of different profiles, the highest applicable rate (60% for foreigners) applies to the entire property value. This strategy doesn't work.

Mistake 3: Assuming All Landed Properties Require Approval While most landed properties require approval, strata landed houses within approved condominium developments and short-term leasehold landed properties don't. Understanding this distinction opens additional options.

Mistake 4: Ignoring Financing Constraints Not all foreign buyers can access the maximum 75% LTV. Banks assess income, credit history, and employment stability. Verify your financing capacity early in the process rather than discovering limitations after identifying a property.