What Properties Can Foreigners Buy in Singapore? 2026 Rules Explained
Foreigners can purchase private condominiums and apartments in Singapore without government approval, but landed properties require special approval from the Land Dealings Approval Unit. The key distinction lies in whether you need pre-purchase clearance: condos are freely available, while houses, bungalows, and terrace homes demand exceptional economic contribution to Singapore and typically five years of permanent residency status.
Understanding what you can and cannot buy is essential before investing in Singapore property. This cluster article breaks down the specific property types available to foreign buyers, the regulatory requirements for each category, and the financial implications—particularly the 60% Additional Buyer's Stamp Duty (ABSD) that applies to all foreign residential purchases. Whether you're a Chinese investor, American professional, or international buyer, Homejourney ensures you have verified, transparent information to make confident decisions.
Properties Foreigners Can Buy Without Approval
The Residential Property Act clearly defines which property types foreigners can purchase immediately without seeking government approval. This unrestricted category represents the vast majority of foreign residential investments in Singapore and offers the most straightforward buying process.
Private Condominiums and Apartments
Private condominiums are the primary property type available to foreign buyers. These multi-story residential buildings (typically six stories or more) include both freehold and leasehold units, new launches, and resale properties. Whether you're looking at a luxury development in Orchard, a waterfront condo in Marina Bay, or an established project in Bukit Timah, all private condominium units are accessible to foreign buyers without prior approval.
This category includes both freehold and leasehold condominiums. Freehold units offer perpetual ownership, while leasehold properties typically come with 99-year leases (some older developments have 999-year leases). Both are equally available to foreign purchasers. When searching for properties, use Homejourney's property search tool to filter by property type and identify condominiums that match your investment criteria.
Strata Landed Houses in Approved Developments
Strata landed houses within approved condominium developments—such as townhouses or cluster houses—can be purchased without approval. These properties combine the appeal of landed housing with the regulatory simplicity of condominium ownership. The key requirement is that the strata landed house must be part of a formally approved condominium development under Singapore's Planning Act.
Short-Term Leasehold Landed Properties
Foreigners may take a leasehold estate in a landed residential property for a term not exceeding seven years, including any renewal options. While this provides limited ownership duration, it allows foreign investors to experience landed property ownership without navigating the approval process. This option is rarely pursued due to the short holding period and limited resale appeal.
Properties Requiring Government Approval
Landed properties in Singapore—including bungalows, semi-detached houses, terrace homes, and vacant residential land—require approval from the Land Dealings Approval Unit before purchase. The approval process is stringent and reserved for applicants who meet specific criteria demonstrating exceptional contribution to Singapore's economy.
Approval Criteria for Landed Properties
To qualify for approval to purchase landed property, you must meet two primary requirements. First, you must have been a Singapore Permanent Resident for at least five years. Second, you must demonstrate exceptional economic contribution to Singapore, assessed primarily through your employment income assessable for tax in Singapore. The Land Dealings Approval Unit evaluates each application individually, considering factors such as your professional qualifications, employment history, and tax contributions.
Additionally, foreign buyers are limited to purchasing residential properties not exceeding 15,000 square feet and located outside Good Class Bungalow Areas (GCBAs). Properties within GCBAs face even more stringent assessment criteria. For properties at Sentosa Cove—Singapore's only residential enclave with landed properties accessible to foreigners—fast-track approval is available, though the same economic contribution requirements apply.
Conditions Attached to Approval
When approval is granted for landed property purchase, strict conditions apply. The property must be used exclusively as a residence for you and your immediate family—renting out an approved landed property is prohibited. You cannot sell the property within five years from the date of legal completion (or from the issuance of the Temporary Occupation Permit for properties under construction, whichever is later). Additionally, you cannot subdivide the property without obtaining further approval. These conditions ensure that approved foreign buyers acquire landed properties for genuine residential purposes rather than speculative investment.
Properties Foreigners Cannot Buy
Several property categories are completely restricted from foreign ownership under Singapore law. HDB flats are exclusively for Singapore Citizens and Permanent Residents—foreigners cannot purchase them under any circumstances. Executive Condominiums (ECs) have limited foreign access: only when one buyer is a Singapore PR and the other is a non-PR can they purchase an EC that has met its five-year Minimum Occupancy Period. Commercial properties, industrial land, and agricultural land are similarly restricted.
The Financial Reality: ABSD and Total Costs
Understanding the true cost of foreign property ownership in Singapore requires accounting for the Additional Buyer's Stamp Duty (ABSD), a significant financial burden that distinguishes foreign purchases from citizen transactions. Since April 2023, ABSD for foreign individuals stands at a flat 60% of the purchase price or market valuation, whichever is higher—unchanged through 2026. This applies to all foreign residential property purchases, regardless of whether it's your first, second, or subsequent property.
On a S$2 million condominium purchase, you would pay S$1.2 million in ABSD alone, due within 14 days of signing the Sale and Purchase Agreement. This punitive rate aims to prioritize housing for Singapore Citizens and PRs while cooling speculative foreign demand. Understanding this cost structure is critical before committing to purchase. Use Homejourney's ABSD calculator to determine your exact tax obligations based on property price and valuation.
ABSD Exemptions and Reductions
Limited exemptions exist. If you are a foreigner married to a Singapore Citizen and do not own any residential property, ABSD is not chargeable on your first purchase. The ABSD can be refunded if you later sell that property and purchase a second property as a couple, provided the first property is sold within six months of the second purchase completion or Temporary Occupation Permit issuance.
Nationals of the United States, Iceland, Liechtenstein, Norway, and Switzerland receive preferential treatment under Free Trade Agreements. These nationalities pay no ABSD on their first residential purchase and only 12% on second purchases and 15% on subsequent purchases—significantly lower than the standard 60% rate.
Financing Your Foreign Property Purchase
Foreign buyers can typically obtain mortgage financing up to 75% of the property value, though some banks offer up to 80% for certain property types. The Loan-to-Value (LTV) ratio and interest rates vary by bank and your financial profile. Explore current bank rates and mortgage options on Homejourney to compare financing solutions tailored to foreign buyers.
Most banks require foreign buyers to have been employed in Singapore for at least two years and maintain a stable income. You'll need to provide proof of employment, income tax returns, and bank statements. The Total Debt Servicing Ratio (TDSR) typically cannot exceed 60% of your gross monthly income across all loans. Factor in property taxes, maintenance fees for condominiums, and insurance when calculating your total housing costs.
The Complete Buying Process for Foreign Purchasers
The property buying journey for foreigners involves eight distinct phases. After identifying a property and making an offer, you'll sign an Option to Purchase (OTP), pay the initial deposit (typically 1% of purchase price), and have 14 days to decide whether to proceed. Upon exercising the OTP, you pay an additional 4% deposit and must immediately remit the 60% ABSD within 14 days—this is a critical deadline.
Your conveyancing lawyer handles most legal documentation and stamp duty payments. Approximately 8-12 weeks after exercising the OTP, you complete the purchase by paying the remaining down payment (typically 20% of purchase price, less the 5% already paid), securing your mortgage disbursement, and registering the legal title at the Singapore Land Authority. For detailed step-by-step guidance, review Homejourney's complete 8-step foreign buyer process guide.
Why Foreign Investors Choose Singapore Despite High Costs
Despite the punitive 60% ABSD, foreign investors—particularly from China and other Asian markets—continue purchasing Singapore property. The reasons are multifaceted: Singapore's political stability, strong rule of law, currency stability, and English-speaking business environment make it an attractive safe-haven investment. Property appreciation over the long term, combined with Singapore's status as a global financial hub, justifies the substantial upfront costs for many international buyers.
Chinese investors represent a significant portion of foreign buyers, drawn by Singapore's proximity to China, established Chinese business networks, and reputation as a stable wealth-preservation destination. Americans benefit from preferential ABSD treatment under the US-Singapore Free Trade Agreement, paying substantially lower stamp duties. For insights into foreign buyer motivations and market trends, explore Homejourney's analysis of why international investors buy Singapore property.
Post-Purchase Obligations and Ongoing Costs
After completing your purchase, several ongoing obligations apply. Annual property tax is levied based on Annual Value (estimated annual rental value). Owner-occupied properties enjoy concessionary rates, while investment properties face higher progressive rates. Condominium owners must pay monthly maintenance and sinking fund contributions to the Management Corporation Strata Title (MCST)—these typically range from S$300-800 monthly depending on the development.
If you rent out your property, ensure compliance with Urban Redevelopment Authority (URA) regulations regarding minimum rental periods and tenant eligibility. Maintain your property through regular servicing—Homejourney partners can assist with essential maintenance like air conditioning servicing to preserve your investment's condition and rental appeal.
Common Misconceptions About Foreign Property Ownership
Misconception 1: All foreigners can buy landed property. Reality: Only those with five years PR status and exceptional economic contribution can purchase landed properties, and approval is not guaranteed.
Misconception 2: ABSD is a one-time tax. Reality: ABSD applies to every residential property purchase by a foreigner, regardless of how many properties you already own.
Misconception 3: Foreigners can rent out approved landed properties. Reality: Approved landed properties are restricted to exclusive residential use for the owner and immediate family only.
Misconception 4: Leasehold vs. freehold matters less for foreigners. Reality: Both are equally accessible to foreign buyers, but leasehold properties (typically 99-year leases) may face valuation and financing challenges as the lease term decreases.
Making Your Decision: A Framework for Foreign Buyers
Before committing to a property purchase, evaluate these critical factors:
- Investment horizon: Are you buying for personal residence, long-term appreciation, or rental income? This determines property type suitability.
- Budget capacity: Can you comfortably afford the 60% ABSD plus all other costs? Factor in financing costs, taxes, and maintenance.
- Residency status: Do you have or plan to obtain PR status? This opens access to additional property types.
- Rental intentions: If you plan to rent, ensure the property type permits rental and understand URA regulations.
- Time commitment: Can you manage the 8-12 week purchase timeline and ongoing property management?
For personalized guidance aligned with your specific circumstances, consult with a conveyancing lawyer and financial advisor before proceeding. Homejourney's commitment to user safety means we encourage thorough professional consultation rather than rushing into decisions.
FAQ: Types of Properties Foreigners Can Buy in Singapore
Can foreigners buy HDB flats in Singapore?
No. HDB flats are exclusively for Singapore Citizens and Permanent Residents. Foreigners cannot purchase HDB properties under any circumstances, regardless of their employment status or residency duration.
What's the difference between freehold and leasehold condos for foreign buyers?
Both freehold and leasehold condominiums are equally accessible to foreign buyers without approval. Freehold units offer perpetual ownership, while leasehold properties (typically 99-year leases) eventually expire. As leases shorten, property valuation and financing may become more challenging, so longer leases are generally preferable for investment purposes.
Can I buy a landed property at Sentosa Cove as a foreigner?
Yes, but you need approval from the Land Dealings Approval Unit. Sentosa Cove is the only residential enclave with landed properties accessible to foreigners. You must meet the same criteria: five years PR status and exceptional economic contribution to Singapore. Fast-track approval is available, but approval is not guaranteed.
Is the 60% ABSD charged on every foreign property purchase?
Yes, for all foreign individuals. The flat 60% ABSD applies to every residential property purchase, whether it's your first, second, or subsequent property. Limited exemptions exist for foreigners married to Singapore Citizens (first purchase only) and nationals of specific countries under Free Trade Agreements.
