For many UAE buyers in Singapore – especially Dubai-based professionals, Emirati investors, and wider Middle East families – Singapore is a natural complement to Dubai: a safe, highly regulated, politically stable hub with strong rule of law and deep financial markets.
But Singapore is also one of the world’s most tightly regulated property markets, with strict foreign ownership rules, high stamp duties, and detailed financing regulations. Navigating this as a Dubai resident is very different from buying in Downtown Dubai or Dubai Marina, where processes are faster, foreign ownership is more liberal, and taxes are minimal.
This Homejourney guide is written to be the definitive 2025 resource for UAE and Dubai residents buying property in Singapore. It explains the rules clearly, uses real Singapore examples, and focuses heavily on safety, verification, and risk management – so you can invest with confidence, not guesswork.
Table of Contents
- 1. Why UAE and Dubai Residents Buy Property in Singapore
- 2. Can UAE & Dubai Residents Buy Property in Singapore?
- 3. Taxes & Duties: BSD, ABSD & Ongoing Property Tax
- 4. Financing Rules for UAE / Middle East Buyers (LTV, TDSR, MSR)
- 5. What Types of Property Can Foreigners Buy?
- 6. Step-by-Step: How a Dubai Resident Buys a Singapore Property
- 7. Full Cost Breakdown & Hidden Costs
- 8. Where UAE & Dubai Buyers Typically Buy in Singapore
- 9. Investment Strategy for Emirati & Middle East Investors
- 10. Common Mistakes & Safety Red Flags to Avoid
- 11. After Purchase: Rent Out, Maintain & Manage Safely
- 12. How Homejourney Protects UAE & Dubai Buyers
- 13. FAQ: UAE & Dubai Residents Buying Property in Singapore
1. Why UAE & Dubai Residents Buy Property in Singapore
For a Dubai resident considering a Singapore property, the appeal usually comes down to four things:
- Stability & rule of law – predictable regulations, strong contract enforcement, and low political risk.
- Currency strength – Singapore dollar (SGD) is seen as a regional safe-haven currency, often used as a hedge against volatility in other markets.
- Education & lifestyle – many Middle East families buy near international schools (e.g. UWCSEA, Dulwich, Canadian International School) for children studying in Singapore.
- Portfolio diversification – complementing Dubai’s high-yield, high-growth market with a more conservative, long-term wealth preservation asset in Singapore.[2][3]
In practice, we see three main profiles from the UAE and wider Middle East:
- Working professionals based in Dubai, Abu Dhabi or Riyadh who travel frequently to Asia and want a Singapore base near Orchard, Marina Bay or River Valley.
- Emirati and GCC investors diversifying into a second global hub outside Dubai, London, or Europe.
- Family offices and high-net-worth individuals (HNWIs) looking for stable rental income and legacy assets for the next generation.
Compared with Dubai – where foreigners can buy freehold in many areas, pay a one-off transfer fee and enjoy zero recurrent property tax[1][2] – Singapore feels stricter and more expensive upfront. But for many Middle East Singapore property investors, the trade-off in stability and legal certainty is worth it.
2. Can UAE & Dubai Residents Buy Property in Singapore?
2.1 Foreign buyer status: How Singapore sees UAE & Dubai residents
Singapore does not distinguish between Dubai residents, UAE citizens, Saudis, Qataris or other Middle East nationals – all are treated simply as foreigners under the Residential Property Act (RPA).CNA Property News
As a foreigner in Singapore you can generally:
- Buy private condominiums and apartments (both new launches and resale) without special approval.
- Buy commercial and industrial properties (shops, offices, warehouses) without approval, subject to due diligence and financing.
But you cannot normally buy public housing (HDB flats) or certain landed homes unless you meet strict conditions or obtain approval.
2.2 What UAE / Dubai buyers cannot buy (in most cases)
- HDB flats (public housing) – These are heavily subsidised homes for Singapore citizens and permanent residents (PRs). Foreigners without PR cannot buy any HDB flat (new BTO or resale).[HDB]
- Executive Condominiums (ECs) – Foreigners can only buy resale ECs that are at least 10 years old; anything newer is restricted.[HDB]
- Landed residential property – Most landed (terrace, semi-D, bungalow) is restricted to Singapore citizens or requires explicit approval from the Land Dealings Approval Unit (LDAU) under the Singapore Land Authority (SLA).[URA]
There are rare exceptions – for example, some landed homes in Sentosa Cove where foreigners can buy with approval – but these are niche and require case-by-case assessment.
2.3 Insider tip: Focus your search where rules are simplest
As a Dubai-based investor, unless you are pursuing a very specific landed or Sentosa strategy with specialist legal advice, it is usually safest and most efficient to focus on:
- Private condominiums (new launch or resale)
- Non-residential assets (office, shophouse, strata retail) if your objective is pure investment
On Homejourney’s property search tool Property Search , you can filter only for foreigner-eligible properties, so you do not waste time reviewing units you are legally barred from buying.
3. Taxes & Duties: BSD, ABSD & Ongoing Property Tax
Compared to Dubai’s zero property tax regime[1][6], Singapore imposes several taxes that materially affect an Emirati or Middle East Singapore property investment:
3.1 Buyer’s Stamp Duty (BSD)
Buyer’s Stamp Duty is payable by all buyers (citizens, PRs, or foreigners) when purchasing any property in Singapore. It is calculated on the purchase price or market value, whichever is higher.CNA Property News
As of 2025, the BSD for residential property is tiered. To simplify for a foreign buyer:
- First tier: lower rate on the first band of the purchase price
- Higher tiers: progressively higher rates on higher portions
Because rates and price bands can change, always verify the latest schedule on IRAS (Inland Revenue Authority of Singapore) before committing to a purchase.
3.2 Additional Buyer’s Stamp Duty (ABSD) for foreigners
The most impactful cost for a UAE buyer in Singapore is the Additional Buyer’s Stamp Duty (ABSD). Foreigners pay the highest ABSD tier when buying residential property. Recent transactions show that on a SGD 2 million condominium, ABSD alone can easily cross the SGD 1 million mark in some scenarios at current rates for foreign buyers.[2]
ABSD is payable on top of BSD and is due within a tight timeline after exercising the Option to Purchase (OTP). For most Middle East Singapore property investors, ABSD is the single largest upfront cost besides the property price itself.
Important: Some nationalities benefit from ABSD remission under Free Trade Agreements (FTAs) – for example, US citizens may be treated like Singapore citizens for ABSD on their first residential property. At the time of writing, UAE, GCC and wider Middle East nationalities do not fall under such ABSD remissions. Always check IRAS’ latest ABSD tables or consult a qualified tax professional.
3.3 Annual property tax (owner-occupied vs non-owner-occupied)
In Singapore, you also pay annual property tax based on the property’s Annual Value (AV) – essentially the estimated yearly rental.[IRAS]
- If you live in the unit yourself, owner-occupied residential tax rates apply (lower).
- If you rent it out or leave it vacant as an investment, non-owner-occupied rates apply (higher).[IRAS]
For many Dubai-based investors, this is a critical difference: in Dubai, you typically pay a one-off fee to the Land Department and then no recurring property tax; in Singapore, ongoing property tax reduces your net rental yield and must be factored into your projections.[1][2]
3.4 Quick reference: Key Singapore property taxes for UAE / Dubai buyers
Disclaimer: Tax rates and bands change. Always confirm current figures with IRAS or a qualified tax advisor before committing to a purchase.
4. Financing Rules for UAE / Middle East Buyers (LTV, TDSR, MSR)
For a Dubai resident used to 50–80% loan-to-value in the UAE with straightforward offshore banking, Singapore’s mortgage rules can feel stricter. The Monetary Authority of Singapore (MAS) enforces Loan-to-Value (LTV) limits, Total Debt Servicing Ratio (TDSR), and – for HDB / ECs – Mortgage Servicing Ratio (MSR).[MAS]
4.1 Loan-to-Value (LTV) limits for foreign buyers
LTV is the maximum portion of the property price that a bank can lend you. As a rule of thumb:
- If you have no outstanding home loans in Singapore, you may borrow up to a capped percentage of the purchase price or valuation, whichever is lower.
- If you already have one or more home loans, your maximum LTV decreases, and minimum cash downpayment rises.[MAS]
Banks also look closely at foreign income, currency risk, and the stability of your UAE employment. Some banks are more comfortable with Gulf salaries than others; a broker or platform like Homejourney can help you compare options across lenders through our mortgage rate comparison tool Bank Rates or Mortgage Rates .
4.2 Total Debt Servicing Ratio (TDSR)
TDSR caps the portion of your monthly income that can go to servicing all your debt obligations (including overseas loans and credit cards). MAS currently imposes a strict TDSR framework to prevent over-leverage and speculative buying.[MAS]
For UAE-based buyers, this means:
- Your Dubai or Abu Dhabi salary is converted to SGD, often with a buffer for currency risk.
- Existing debts – car loans in Dubai, mortgages on UAE properties, personal loans – are all factored into your TDSR calculation.
- If your income is mainly variable (bonuses, commissions), banks may apply a haircut when assessing your TDSR.
Many Emirati investors underestimate how conservative Singapore banks can be with offshore income. Doing a pre-assessment via Homejourney’s partner brokers before viewing properties is highly recommended.
4.3 Mortgage Servicing Ratio (MSR)
MSR limits the share of your income that can go to servicing mortgages on HDB flats and Executive Condominiums.[HDB]
However, as noted earlier, foreigners without PR status cannot buy HDB flats and only have limited access to older ECs. So for most Dubai residents buying in Singapore, MSR is less relevant than TDSR and LTV.
4.4 CPF usage rules (mostly irrelevant to non-resident foreigners)
Singapore’s Central Provident Fund (CPF) is a compulsory savings scheme for citizens and PRs. Buyers can frequently use CPF Ordinary Account (OA) funds for part of the downpayment, stamp duty, and monthly instalments.[CPF]
As a non-resident foreigner from the UAE with no CPF account, you cannot use CPF and must fund your purchase entirely with:
- Cash (or funds from overseas bank accounts)
- Bank loan within LTV and TDSR limits
When comparing Dubai vs Singapore for investment, always account for this: in Dubai you may be used to high leverage and developer payment plans; in Singapore you must be prepared for significant cash downpayment plus ABSD and BSD upfront.
