Can Foreigners Buy Property in Singapore?
Yes — but with significant restrictions and a hefty Additional Buyer's Stamp Duty (ABSD). Singapore welcomes foreign property investment in the private market, but has strict rules to keep housing affordable for Singaporeans.
Use our stamp duty calculator Singapore to calculate your exact BSD and ABSD costs.
What Types of Property Can Foreigners Buy?
| Property Type | Singapore Citizens | Singapore PRs | Foreigners |
|---|---|---|---|
| HDB BTO flat | ✅ Yes | ❌ No | ❌ No |
| HDB Resale flat | ✅ Yes | ✅ Yes (with conditions) | ❌ No |
| Executive Condo (EC) | ✅ Yes | ❌ During MOP | ❌ During MOP |
| Private Condo (new/resale) | ✅ Yes | ✅ Yes | ✅ Yes |
| Landed property (house/bungalow) | ✅ Yes | ⚠️ With SLA approval | ❌ Generally No |
| Commercial property (shophouse, office) | ✅ Yes | ✅ Yes | ✅ Yes |
Key point: Foreigners can freely buy private condominiums and commercial property. HDB flats and landed property are generally off-limits.
ABSD Rates for Foreigners in Singapore 2026
Additional Buyer's Stamp Duty (ABSD) is charged on top of the standard Buyer's Stamp Duty (BSD):
| Buyer Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 35% |
| **Foreigner (any nationality)** | **60%** | **60%** | **60%** |
| Entity (company) | 65% | 65% | 65% |
Example: Foreigner Buying SGD 1.5M Condo
| Cost | Amount |
|---|---|
| Purchase price | SGD 1,500,000 |
| Buyer's Stamp Duty (BSD) | SGD 44,600 |
| ABSD (60%) | SGD 900,000 |
| **Total stamp duty** | **SGD 944,600** |
| Legal fees | ~SGD 3,000 |
| **Total upfront cost** | **~SGD 1,947,600** |
This means a foreigner effectively pays 1.6x the property price in total upfront costs.
USA-Singapore Free Trade Agreement Exception
Americans are the only foreigners who pay the same ABSD as Singapore PRs on their first property purchase. This is due to the US-Singapore Free Trade Agreement:
- First property: 5% ABSD (same as PR)
- Second property: 30% ABSD
This makes Americans and Singapore PRs in a similar position for their first purchase.
Singapore PRs Buying Property
Permanent Residents have more options but still face ABSD:
PRs Can Buy: - Private condominiums ✅ - HDB resale flats ✅ (but not BTO, and must not own any other property) - Executive Condos (after 10-year Minimum Occupation Period)
Key PR Rules: - Must sell private property before buying HDB resale flat - If buying with SC spouse, SC pays 0% ABSD on first property and PR pays 5% - Joint SC-PR applications: use the lower ABSD rate (SC's rate) if SC is the primary applicant
Strategies to Reduce Stamp Duty as a Foreigner
1. Apply for Permanent Residency First PRs pay 5% ABSD on first property vs 60% for foreigners — a massive saving of 55% on the property price.
2. Buy Under a Singapore Spouse's Name If married to a Singapore Citizen, the property can be bought under the SC's name at 0% ABSD for the first property.
3. Consider Commercial Property Shophouses and commercial properties are not subject to ABSD. Many foreigners invest in Singapore shophouses as an alternative.
4. ABSD Remission for Married Couples Married couples where one is a Singapore Citizen can claim [ABSD remission](/blog/absd-remission-singapore) for their first property purchase.
Buying Process for Foreigners
- Engage a licensed Singapore property agent
- Choose property and negotiate price
- Pay option fee (1% of purchase price) to receive Option to Purchase (OTP)
- Arrange financing — most Singapore banks lend to foreigners with valid employment passes
- Exercise the OTP within 21 days (pay additional 4-9% exercise fee)
- Stamp duty (BSD + ABSD) must be paid within 14 days of signing the Sale & Purchase Agreement
- Complete purchase within 8-10 weeks
Can Foreigners Get a Home Loan in Singapore?
Yes. Most Singapore banks offer home loans to foreigners with: - Valid employment pass (EP or S Pass) - Minimum 6-12 months employment in Singapore - Good credit history
However, foreigners typically get a lower LTV (Loan-to-Value) of 75% vs Singaporeans. Use our home loan calculator to estimate your monthly repayments.
Frequently Asked Questions
Do foreigners pay property tax in Singapore?
Yes. Property tax is charged annually on the Annual Value of the property. Owner-occupied properties have lower rates than investment properties. Non-Singaporeans who rent out their property pay the non-owner-occupied rate (10-20% of Annual Value).
Can a foreigner buy landed property in Singapore?
Generally no. Under the Residential Property Act, foreigners are not allowed to buy restricted residential properties including landed houses, bungalows, and semi-detached houses. Exceptions may be granted by the Singapore Land Authority (SLA) for high-value purchases on Sentosa Cove.
Is Singapore property a good investment for foreigners?
Historically yes — Singapore property has appreciated steadily. However, the 60% ABSD means you need significant capital appreciation to break even. Most foreign investors look at a 10+ year horizon.
Calculate Your Stamp Duty
Use our stamp duty calculator to see the exact BSD and ABSD you will pay based on your buyer profile and property price. It covers all scenarios including citizens, PRs, foreigners, and entities.