Guide to Buying Property in Singapore as a Foreigner

Singapore has one of the most well-regulated property markets in Asia. Entering the real estate market requires significant capital and a deep understanding of local tax policies. Since April 2023, the government imposes a 60% tax on foreign buyers purchasing residential property. If you buy a private condominium for SGD 2 million, you must pay SGD 1.2 million in upfront stamp duties alone.

Although the capital requirements are substantial, foreign investors leverage specific legal routes, tax exemptions, and structures to enter the market securely. This guide explains what Singapore property law permits for foreigners, and breaks down the actual transaction costs as well as the acquisition process.

Can Foreigners Buy Property in Singapore?

The Residential Property Act (Cap. 274) is the primary legislation governing foreign ownership of residential property in Singapore. It draws a sharp distinction between property types that foreigners can buy freely and those that require special government permission.

The Singapore market categorizes residential property into two categories:

• Non-restricted properties are open to foreign buyers without any prior approval.
• Restricted properties, mainly landed homes, require approval from the Singapore Land Authority (SLA) before a foreigner can purchase them.

The Act applies to all foreigners equally, regardless of nationality, with one important exception for nationals of certain countries under Free Trade Agreements (covered below).

Non-Restricted Properties: Open for Immediate Purchase

Foreigners have the legal right to purchase non-restricted properties without seeking prior government approval. These properties are the primary targets for international investors. They include:

• Private condominiums and apartments: These are the most common entry points for foreign buyers. You can own a unit in a high-rise development with full facilities like pools and gyms.
• Privatized Executive Condominiums (ECs): These are hybrid public-private developments. Once an EC reaches its tenth year of completion, it becomes fully privatized, allowing foreigners to buy them freely.
• Strata-titled units within approved condominium developments: These units give you individual ownership of your space within a larger building complex.

There is no limit on the number of non-restricted private condominium units you can own. If you have the capital, you can buy multiple units as part of a diversified portfolio.

Restricted Properties: Requiring Government Approval

Restricted properties require a formal application to the Land Dealings Approval Unit, which is a division of the Singapore Land Authority. The government tightly controls these properties to ensure local citizens have access to landed homes. Restricted properties include:

• Landed residential homes, including terrace houses, semi-detached houses, and bungalows, fall under this category. Also includes strata-landed houses not within an approved condominium development, such as cluster houses and townhouses.
• HDB flats are reserved for Singapore citizens and permanent residents. Foreigners who are not PRs cannot purchase HDB flats. A foreigner married to a Singapore citizen may live in an HDB flat as an essential occupier but cannot be listed as a co-owner.

For most foreign buyers, approval for a landed home on the main island is exceptionally difficult to obtain. The SLA evaluates applications on a case-by-case basis and typically looks for applicants who hold permanent residency and can demonstrate significant economic contribution to Singapore.

The Sentosa Cove Exception

If landed property is your goal, Sentosa Cove is the one area where the approval pathway is realistic for foreign buyers. Located on the resort island of Sentosa, this exclusive waterfront enclave is the only place in Singapore where foreigners can purchase landed homes, including bungalows with private yacht berths, through a more streamlined SLA process. 

The government designed this zone specifically to attract international buyers, and applications for eligible candidates are processed relatively quickly.

If you want to navigate Singapore’s property laws and secure your ideal home, Emerhub can manage your entire acquisition from SLA approvals to legal completion. Contact our advisors today to map out your strategy and ensure a seamless transaction.

Ways Foreigners Can Buy Property in Singapore

There are three main routes a foreigner can take to hold property in Singapore. The right one depends on your goals, your capital structure, and how many properties you plan to hold.

1. Direct Purchase

For individual foreign buyers, purchasing property in your own name is the most cost-efficient of the three routes. That is not because it is cheap, but because the alternatives cost more. Trusts and companies both pay 65% Additional Buyer's Stamp Duty (ABSD) on residential property, making direct ownership at 60% the lowest-cost structure available.

As of late 2025, however, foreign buyers have largely retreated from the market, with Singaporeans now accounting for the overwhelming majority of transactions. Those who remain are high-net-worth buyers making deliberate, long-term capital preservation decisions rather than yield-driven investments.

The clearest signal of who is still buying comes from the IRAS FTA remission framework explained below. That tax advantage has made FTA nationals, like US citizens, a disproportionately active group in the market relative to other foreign buyers.

For non-FTA buyers, direct purchase still makes sense as a long-hold asset. Singapore has no capital gains tax, the legal framework is stable, and rental demand from the expatriate workforce remains consistent. 

2. Buying Through a Trust

Some high-net-worth investors purchase through a trust structure, typically for estate planning. Holding property in a trust allows the asset to pass to beneficiaries without going through probate, which can simplify succession across multiple jurisdictions.

The cost reality, however, is important to understand. Trusts purchasing residential property in Singapore pay a flat 65% ABSD upfront, compared to the 60% applied to individual foreign buyers. 

On a SGD 2 million property, that additional 5% means paying SGD 100,000 more in stamp duties than a direct personal purchase. A partial remission may apply if the trust holds identifiable individual beneficiaries and meets IRAS conditions, but this requires specialist legal structuring and is not guaranteed.

3. Buying Through a Company

A locally incorporated company can hold property in Singapore. The first thing to understand is that it does not reduce costs on residential property. Companies purchasing residential property pay 65% ABSD, which is higher than the 60% applied to individual buyers. 

Where the company route is genuinely effective is for commercial and industrial property. Offices, retail units, shophouses classified as commercial, and industrial warehouses all sit completely outside the ABSD framework. A foreign investor building a commercial portfolio in Singapore pays no ABSD on those assets at all, making a locally incorporated company a practical and tax-efficient holding structure for that purpose.

Emerhub is a licensed Corporate Service Provider in Singapore. If you are building a commercial property portfolio and want to explore the right company structure,  we can walk you through the setup and ongoing requirements. Reach out for a free consultation with our local advisors.

The Cost of Entry: Stamp Duties and Taxes

Purchasing real estate in Singapore involves two major transactional taxes. You must factor these into your initial capital calculations before making any offers.

1. Buyer’s Stamp Duty (BSD)

Every property buyer in Singapore pays BSD regardless of nationality. It is a progressive tax applied to the purchase price or market value, whichever is higher:

• First SGD 180,000: 1%
• Next SGD 180,000: 2%
• Next SGD 640,000: 3%
• Next SGD 500,000: 4%
• Next SGD 1,500,000: 5%
• Any remaining amount above SGD 3 million: 6%

If you are buying a standard premium condo priced at SGD 2.5 million, your standard Buyer’s Stamp Duty will total approximately SGD 99,600.

2. Additional Buyer's Stamp Duty (ABSD)

This is the tax that has the most significant impact on foreign buyers. Since 27 April 2023, Singapore charges a flat 60% ABSD on any residential property purchase by a foreigner. The rate applies from the first property and does not change based on how many properties you own.

ABSD is calculated on the purchase price or market value, whichever is higher. It must be paid to the Inland Revenue Authority of Singapore (IRAS) within 14 days of signing the Option to Purchase.

Note: If two buyers purchase together and one is a foreign national, the 60% ABSD rate applies to the entire purchase price.

3. Seller's Stamp Duty (SSD)

The government discourages short-term property speculation through SSD. For residential properties acquired on or after 4 July 2025, the exit taxes are:

• Sold within 1 year of purchase: 16% of the sale value
• Sold within 2 years of purchase: 12% of the sale value
• Sold within 3 years of purchase: 8% of the sale value
• Sold within 4 years of purchase: 4% of the sale value
• Sold after 4 years of purchase: 0% (no tax is due)

Most foreign investors treat Singapore property as a long-term hold and will not be affected by SSD. If you are planning a shorter timeline, factor this into your exit projections.

The FTA Exemption: Five Nationalities with Citizen Privileges

Under Singapore's Free Trade Agreements, nationals of five specific countries receive the same stamp duty treatment as Singapore citizens. For these buyers, the 60% ABSD does not apply to their first residential property purchase. Eligible nationalities include:

1. United States of America (passport holders only, not green card holders)
2. Switzerland (citizens and permanent residents)
3. Iceland (citizens and permanent residents)
4. Liechtenstein (citizens and permanent residents)
5. Norway (citizens and permanent residents)

If you hold a passport from one of these five nations, you pay 0% Additional Buyer’s Stamp Duty on your first residential property purchase in Singapore. Instead of paying a 60% tax, you only pay the standard Buyer’s Stamp Duty. On a SGD 2 million purchase, this exemption saves you exactly SGD 1.2 million.

Tip: This benefit is not applied automatically. You must submit a formal application for remission through the Inland Revenue Authority of Singapore (IRAS) during the transaction process. 

Emerhub coordinates this legal filing on your behalf, ensuring your passport and documentation are presented correctly to avoid costly administrative delays.

Property Taxes and Annual Holding Costs

Beyond the purchase price, Singapore imposes annual property tax on all property owners. The rate depends on how you use the property.

• Annual property tax is calculated on your property's Annual Value, which is the estimated yearly market rent IRAS assigns to it. If you live in the property yourself, you pay lower progressive owner-occupier rates. If you rent it out or leave it vacant, the higher non-owner-occupier rates apply, starting at 12% of the Annual Value and rising progressively for higher-value properties.
• Rental income tax applies if you earn rental income as a non-resident. Your net rental income is taxed at a flat rate of 24%. You can reduce your taxable amount by deducting allowable expenses, including mortgage interest, maintenance fees, property tax, and agent commissions. Alternatively, you can claim a flat deemed deduction of 15% of gross rent without itemising individual costs.
• Capital gains tax does not apply in Singapore. Whatever your property appreciates over your holding period is not taxed when you sell.

For most foreign investors who purchase and rent out a condo, the non-owner-occupier property tax rates and the 24% rental income tax are the two ongoing costs that directly affect your net yield. They are predictable, clearly structured, and worth factoring into your financial projections before you buy.

For a full breakdown of Singapore's property tax rates and how they are calculated, refer to our full guide on Property Taxes in Singapore. If you want us to model the holding costs specific to a property you are considering, get in touch with our team.

How to Buy Property in Singapore as a Foreigner

The purchase process in Singapore is well-structured and highly transparent. A typical transaction from first offer to key collection takes between 8 and 14 weeks, depending on the property type and how quickly financing is arranged. Emerhub can walk you through the overall process and manage them on your behalf. Here’s how it works:

Phase 1: Financial Assessment and Ownership Structure

This begins before you start viewing properties. At this stage our advisors will: 

• Calculate your total capital requirement
• Confirm your ABSD liability, and
• Verify whether you qualify for any FTA exemption.

When it comes to financing, Singapore banks extend home loans to foreign buyers. The maximum Loan-to-Value limit for a first property is 75%, subject to the Total Debt Servicing Ratio (TDSR) framework, which caps total monthly debt obligations at 55% of gross monthly income. Banks apply a stress-tested interest rate when calculating TDSR, so the actual loan quantum you qualify for may be lower than the headline LTV suggests.

You also cannot use CPF funds as a foreigner or non-PR. The full downpayment and ABSD must come from cash or bank financing.

Tip: If you are buying through a company, Emerhub can handle the incorporation for you as your licensed Corporate Service Provider (CSP). The company must exist as the legal purchaser before the Option to Purchase is signed. You should also factor in ongoing compliance obligations (annual filings and corporate maintenance) that personal ownership does not carry.

Phase 2: Property Search and Legal Representation

Once your finances are in order, engage a legal representative to handle title searches to:

• Review all contracts
• Manage stamp duty payments to IRAS, and
• Coordinate the transfer of ownership with the Singapore Land Authority.

If you are FTA-eligible, we can coordinate with your legal representative to prepare the IRAS remission application at the e-stamping stage. This must be submitted within 14 days of signing the Option to Purchase.

Emerhub can manage the property search, negotiation, and legal coordination on your behalf. If you are buying a new launch directly from a developer, the developer's agent will guide you through that specific sales process.

Phase 3: Option to Purchase and Due Diligence

When you identify a property and the seller accepts your offer, the seller issues an Option to Purchase (OTP). You’ll have to pay an option fee of 1% of the purchase price to secure the OTP. This gives you a window, typically 14 to 21 days, to complete due diligence and decide whether to proceed.

During this window, Emerhub conducts a full title search to confirm there are no encumbrances, outstanding mortgages, or legal claims against the property. We also verify the strata title, confirm the unit's approved use, and check for any outstanding charges or disputes.

If due diligence reveals a problem, you can walk away. The option fee is typically forfeited in this case. This is the last clean exit point before you are contractually bound.

To proceed, you exercise the option by signing and returning the OTP with a further payment of 4% of the purchase price. Your ABSD and BSD must be paid to IRAS within 14 days of this exercise date.

Phase 4: Completing Your Property Purchase

After exercising the option, we help you prepare the Sale and Purchase Agreement and coordinate the final balance payment. For resale properties, completion typically takes place 8 to 10 weeks after the OTP is exercised. For new launches, the payment timeline follows a progressive schedule tied to construction milestones, which can span several years.

On the completion date, the remaining balance is transferred to the seller. Then, Emerhub oversees the ownership transfer with the Singapore Land Authority, and you receive the keys.

If you plan to lease the property immediately, Emerhub’s property managers can also manage your ongoing compliance and maintenance.

How Emerhub Can Help

Singapore's property market is open to foreigners, but the entry process is highly regulated. A single error on your tax filings, an overlooked clause in your option contract, or an incorrect financing structure can cost you hundreds of thousands of dollars.

Emerhub works with foreign investors across Singapore and Southeast Asia, helping them structure market entry correctly from the start. Whether you are evaluating your first Singapore condo purchase or looking to set up a company for a broader investment strategy, our team can map out the right approach for your situation.

Get in touch with an Emerhub consultant to discuss your Singapore property plans.