Types of Properties Foreigners Can Buy in Singapore | Homejourney 2026

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

Foreigners can purchase private condominiums, apartments, and certain strata-landed properties without government approval, while landed properties like terrace houses, semi-detached homes, and bungalows require special authorization from the Singapore Land Authority[1][2]. Understanding which property types are accessible to you is the critical first step in your Singapore property investment journey, and Homejourney is committed to helping you navigate these regulations with complete transparency and accuracy.

Singapore's foreign property ownership framework, governed by the Residential Property Act, creates two distinct categories: properties available freely and those requiring approval. This distinction fundamentally shapes your investment strategy, timeline, and financial planning. Whether you're a Korean buyer, Australian investor, or professional relocating to Singapore, knowing exactly which properties you can purchase—and under what conditions—is essential for making informed decisions that align with your long-term goals.

Properties Foreigners Can Purchase Without Approval

The good news for foreign buyers is that Singapore offers several property categories requiring no government authorization, making the purchase process faster and more straightforward. These properties represent the majority of foreign residential acquisitions in Singapore and provide excellent opportunities for both owner-occupiers and investors.

Private Condominiums and Apartments

Private condominiums are the most popular choice for foreign buyers, and for good reason[1]. These multi-story residential buildings (typically six stories or more) offer unrestricted access to foreign nationals without requiring prior government approval. You can purchase freehold or leasehold condominium units freely, whether it's your first property or subsequent investment.

Private condominiums in prime locations like Marina Bay, Orchard, and Sentosa offer modern amenities, professional management, and strong rental yields. Popular developments include Marina Bay Suites, Ardmore Residence, and The Pinnacle@Duxton. When evaluating condominiums, consider proximity to MRT stations (most are within 5-10 minute walks), amenity packages (gyms, pools, co-working spaces), and management corporation sinking fund contributions, which typically range from SGD 200-600 monthly depending on the development.

Strata-Landed Homes in Approved Developments

Strata-landed houses within approved condominium developments—such as cluster houses and townhouses—can be purchased without approval[1][2]. These properties offer the appeal of landed living with the convenience of condominium management and shared facilities.

Unlike standalone landed properties, strata-landed homes are subdivided into individual lots with shared common property. This structure allows foreign buyers to enjoy garden space and more privacy than typical apartments while maintaining the streamlined purchasing process of condominium units. Popular strata-landed developments include Goodwood Residence and various cluster house projects across Singapore.

Short-Term Leasehold Landed Properties

Foreigners may purchase leasehold estates in landed residential properties with lease terms not exceeding 7 years, including renewal options[1][2]. While this category offers flexibility for short-term stays or investors seeking temporary exposure, the limited lease period means these properties appreciate more slowly and become harder to sell as the lease shortens.

Commercial and Industrial Properties

Interestingly, foreigners enjoy unrestricted access to commercial-use shophouses, industrial properties, and hotels registered under the Hotels Act[2][3]. These properties fall outside residential restrictions and can be excellent investment vehicles for those seeking commercial returns or business ownership opportunities in Singapore.

Properties Requiring Government Approval

Landed properties in Singapore are reserved primarily for citizens and permanent residents, but foreigners can obtain approval under specific circumstances. Understanding the approval criteria is essential if you're interested in these premium property types.

Landed Property Categories Requiring Approval

The following property types require Land Dealings Approval Unit authorization[1][2]:

• Terrace houses
• Semi-detached houses
• Bungalows and detached houses
• Strata-landed houses outside approved condominium developments (e.g., standalone townhouses)
• Vacant residential land
• Shophouses for non-commercial use
• Landed properties at Sentosa Cove (though these have fast-track approval processes)

These property types are subject to stricter regulations because they represent limited housing stock traditionally reserved for Singaporeans. The approval process is competitive, and successful applications are relatively rare.

Approval Criteria for Foreign Buyers

Each application is assessed on a case-by-case basis, but the Singapore Land Authority typically evaluates the following criteria[1][2]:

• Permanent Residency Status: You must have held PR status for at least 5 years
• Economic Contribution: You must demonstrate exceptional economic contribution to Singapore, assessed through factors such as taxable employment income, business investments, or other significant contributions
• Property Size Restrictions: Residential properties cannot exceed 15,000 square feet, with stricter limitations for Good Class Bungalow (GCB) areas
• Genuine Residential Purpose: The property must be for personal residence, not speculative investment

Approval for landed properties is uncommon for foreign nationals without PR status. If you're considering this path, consulting with a property lawyer experienced in foreign acquisitions is strongly recommended.

Special Case: Sentosa Cove Landed Properties

Sentosa Cove represents a unique exception to Singapore's landed property restrictions. This exclusive waterfront development permits foreign ownership of landed properties with a fast-track approval process[2][3]. Properties here command premium prices (typically SGD 5-15 million+) and attract ultra-high-net-worth individuals seeking luxury waterfront living.

Sentosa Cove properties offer private beach access, yacht facilities, and resort-style amenities. However, the approval process, while faster than standard landed property applications, still requires demonstrating significant economic contribution to Singapore.

Financial Obligations: The 60% ABSD You Must Budget For

Regardless of which property type you purchase, all foreign individuals face a flat 60% Additional Buyer's Stamp Duty (ABSD) on any residential property purchase[1][4]. This rate applies to your first property, second property, and all subsequent residential purchases—a critical distinction from Singaporean citizens who pay lower rates on first purchases.

The ABSD is calculated on the purchase price or valuation, whichever is higher. For a SGD 1 million property, you'd pay SGD 600,000 in ABSD alone. This substantial cost must be factored into your total acquisition budget. For detailed calculations and strategies to optimize your purchase, refer to Homejourney's ABSD Stamp Duty Calculator & Guide 2026.

Exception: Certain nationalities benefit from Free Trade Agreements. Citizens of the United States, Iceland, Liechtenstein, Norway, and Switzerland pay 0% ABSD on their first residential purchase and 12-15% on subsequent purchases[3]. If you hold one of these nationalities, verify your eligibility immediately—the savings are substantial.

Post-Purchase Restrictions and Obligations

When approval is granted for landed properties, strict conditions apply that you must observe[1]:

• Exclusive Residential Use: The property must be used solely for personal residence. Renting out is prohibited.
• Minimum 5-Year Holding Period: You cannot sell the property within 5 years from legal completion (or from issuance of Temporary Occupation Permit for new properties)
• No Subdivision: The property cannot be subdivided without additional government approval

These conditions ensure that approved foreign purchases serve genuine residential needs rather than speculative investment, protecting Singapore's housing stock for citizens.

Financing Your Purchase as a Foreign Buyer

Foreign buyers can access financing up to 75% Loan-to-Value (LTV) from Singapore banks, though some lenders are more restrictive[1]. Your financing options depend on your employment status, income documentation, and credit profile. For comprehensive guidance on mortgage options, rates, and lender requirements, explore Homejourney's Financing Options for Foreign Buyers in Singapore 2026.

When budgeting, remember that the 60% ABSD must be paid upfront at legal completion—most banks won't finance this amount. Plan for total cash requirements of approximately 35-40% of the purchase price (5% option-to-purchase fee, 15% down payment, 20% ABSD, plus legal fees and surveys).

Understanding Lease Lengths and Long-Term Value

Most Singapore properties are sold on 99-year leases (HDB flats and many private properties) or 999-year leases (premium developments). When evaluating properties, always check the lease length—as leases shorten, property values typically decline. A property with 70 years remaining is significantly less valuable than one with 95 years remaining.

For investment purposes, prioritize properties with longer lease periods to ensure strong long-term appreciation and resale appeal.

Decision Framework: Which Property Type Is Right for You?

The Complete Purchase Timeline

Understanding the purchase timeline helps you plan financially and logistically. The entire process typically takes 12-16 weeks from offer acceptance to legal completion[1]:

1. Weeks 1-2: Make offer and negotiate terms
2. Week 3: Exercise Option-to-Purchase (OTP); pay 5% deposit
3. Weeks 4-8: Arrange financing; conduct inspections; engage conveyancing lawyer
4. Weeks 9-12: Complete legal documentation and due diligence
5. Weeks 13-16: Final payment; bank disbursal; legal completion and key handover

For a detailed walkthrough of each step with specific documentation requirements, review Homejourney's Step-by-Step Property Buying Process for Foreigners.

References

1. Singapore Property Market Analysis 1 (2026)
2. Singapore Property Market Analysis 2 (2026)
3. Singapore Property Market Analysis 3 (2026)
4. Singapore Property Market Analysis 4 (2026)