Authored by the expert who managed and guided the team behind the Singapore Property Pack
Everything you need to know before buying real estate is included in our Singapore Property Pack
Singapore allows foreigners to buy private condominiums and apartments, but the tax burden is intentionally steep, with foreigners paying a 60% Additional Buyer's Stamp Duty on top of regular stamp duties.
The big differences for foreign buyers are not about ownership rights on paper, but about what you can buy (landed homes require government approval) and how much tax you pay when buying.
We constantly update this blog post to reflect the latest rules, rates, and market realities for foreigners buying property in Singapore.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Singapore.
Do foreigners have the same rights as locals in Singapore right now?
Can foreigners legally buy residential property in Singapore in 2026?
As of early 2026, foreigners can legally purchase private, non-landed residential property in Singapore, which includes most condominiums and apartments in areas like Orchard, Marina Bay, River Valley, and Sentosa Cove.
Private condos and apartments are the main property types open to foreign buyers, while public housing (HDB flats) is generally off-limits, and landed homes like bungalows or terrace houses require special government approval under the Residential Property Act.
The real barrier is not legality but cost, because foreigners face a 60% Additional Buyer's Stamp Duty (ABSD) on any residential purchase, which means buying a S$2 million condo comes with roughly S$1.2 million in ABSD alone.
Executive Condominiums (ECs) only become available to foreigners after the development has passed its 10-year Minimum Occupation Period and achieved full privatization status.
We cover all these things in length in our pack about the property market in Singapore.
Do foreigners have the exact same ownership rights as locals in Singapore in 2026?
As of early 2026, foreigners have the same title and ownership mechanics as locals once they purchase a permitted property type, meaning your name goes on the deed and your rights are enforceable in Singapore courts.
The single biggest difference is tax treatment: foreigners pay 60% ABSD on any residential property purchase, while Singapore Citizens pay 0% on their first home, which creates a massive cost gap from day one.
Foreigners and locals share equal rights when it comes to selling, renting out, or passing on their property, and there are no restrictions on how long you can hold the property or what you do with rental income.
Are there any foreigner-only restrictions in Singapore in 2026?
As of early 2026, there are two main foreigner-only restrictions in Singapore: property type limitations under the Residential Property Act and the 60% ABSD rate that applies specifically to foreign buyers.
The most impactful restriction is the ABSD, because it adds S$600,000 to the cost of every S$1 million property, which is why foreign buyer activity in Singapore condos dropped from 4.7% of purchases in 2022 to just 1.8% in 2024.
The legal basis is straightforward: the government explicitly states these measures exist to prioritize housing for owner-occupation by Singaporeans and to pre-emptively manage investment demand from abroad.
The most common workaround is for foreigners married to Singapore Citizens to buy jointly, which can qualify for ABSD remission under specific conditions, or for US and certain EFTA nationals to apply for FTA-based remission to be treated like Singapore Citizens for stamp duty purposes.
Can foreigners buy property freely anywhere in Singapore, or only specific areas in 2026?
As of early 2026, foreigners can buy private condominiums and apartments in virtually any neighborhood across Singapore, from the Core Central Region (CCR) prime districts to the Outside Central Region (OCR) suburban areas.
The restriction is not geographic but by property type: landed residential properties and vacant residential land anywhere in Singapore are considered "restricted" under the Residential Property Act and typically require government approval.
The reason for this restriction is to preserve landed housing stock for Singapore Citizens, since land is scarce and the government views landed homes as a finite national resource.
The most popular areas where foreigners commonly purchase are Orchard Road and River Valley (Districts 9 and 10), Marina Bay and Downtown Core (Districts 1 and 2), Sentosa Cove (which has specific foreigner-friendly regulations), Bukit Timah and Holland Village (Districts 10 and 11), and East Coast areas like Katong (District 15).
Can foreigners own property 100% under their own name in Singapore in 2026?
As of early 2026, foreigners can hold 100% sole ownership under their own name for non-restricted residential property, which means most private condominiums and apartments in Singapore.
Foreigners can register full ownership of private condos, apartments, and strata-titled units without needing a local partner, nominee, or corporate structure.
The process involves signing an Option to Purchase, paying the required stamp duties (BSD and ABSD) within 14 days, engaging a conveyancing lawyer to handle the legal transfer, and having your name registered on the title with the Singapore Land Authority.
Is freehold ownership possible for foreigners in Singapore right now in 2026?
As of early 2026, freehold ownership is available to foreigners in Singapore's private residential market, with many older condominiums and boutique developments (especially in prime areas like Districts 9, 10, and 11) holding freehold or 999-year leasehold titles.
The key difference is that freehold means perpetual ownership with no lease expiry, while 99-year leasehold (the most common tenure for newer launches) means your ownership interest eventually reverts to the state, which affects long-term resale value as the lease runs down.
Since freehold is available for condos, there is no need for foreigners to use alternative structures just to secure perpetual tenure, though freehold units typically command a 10% to 20% price premium over comparable leasehold properties.
Can foreigners buy land in Singapore in 2026?
As of early 2026, foreigners face significant restrictions on purchasing residential land in Singapore, including vacant land, landed houses like bungalows, semi-detached homes, and terrace houses, all of which are classified as "restricted residential property" under the Residential Property Act.
Residential land and landed homes generally require government approval for foreign buyers, and such approvals are rarely granted except in special circumstances, while commercial and industrial land follow different rules and may be more accessible depending on the intended use.
The most common workaround is purchasing a strata-landed property within an approved condominium development, which is classified as non-restricted and does not require special approval, though these are relatively rare and typically found in specific projects like those in Sentosa Cove.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Singapore. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in Singapore?
Does my nationality change what I can buy in Singapore right now in 2026?
As of early 2026, your nationality primarily affects your stamp duty treatment rather than what property types you can purchase, with most foreigners paying the same 60% ABSD regardless of passport.
There are no specific nationalities that face outright bans on property purchases in Singapore, unlike some other countries that restrict buyers from certain nations.
However, nationals and permanent residents of the United States, Iceland, Liechtenstein, Norway, and Switzerland benefit from Free Trade Agreement provisions that allow them to apply for ABSD remission and be treated like Singapore Citizens for stamp duty purposes, which can eliminate the 60% ABSD on a first residential property.
Do EU/US/UK citizens get easier property access in Singapore?
US citizens enjoy a significant advantage in Singapore because they can apply for ABSD remission under the US-Singapore Free Trade Agreement, potentially reducing their stamp duty to match what Singapore Citizens pay on their first residential property.
EU citizens from most countries do not receive special treatment and pay the standard 60% foreigner ABSD, with the notable exception of nationals from EFTA countries (Iceland, Liechtenstein, Norway, Switzerland), who qualify for the same FTA remission as Americans.
UK citizens have no special bilateral agreement for property purchases in Singapore and pay the full 60% ABSD like other foreign nationals, as Brexit did not create any preferential arrangement for property taxation.
If you're American, we have a dedicated blog article about US citizens buying property in Singapore.
Can I buy property in Singapore without local residency?
Non-residents and tourist-visa holders can legally purchase private condominiums and apartments in Singapore without any local residency requirement, as the purchase process is based on your ability to pay rather than your immigration status.
Residents with Employment Passes or long-term visas may find smoother mortgage approvals and slightly better loan terms from local banks familiar with their income documentation, but non-residents are not legally barred from buying.
Tourist-visa holders face no additional legal steps for purchasing, but practical challenges include opening a Singapore bank account for transactions, providing income documentation acceptable to banks if seeking financing, and ensuring they can complete stamp duty payments within the 14-day deadline after signing the Option to Purchase.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Singapore here.
Buying real estate in Singapore can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Singapore?
What are the biggest legal grey zones for foreigners in Singapore in 2026?
As of early 2026, the three main legal grey zones for foreign buyers in Singapore involve using nominee arrangements to hold restricted property, purchasing through companies or trusts to access lower tax rates, and mismatches between who pays for a property and whose name appears on the title.
The riskiest grey zone is attempting to access landed property or land through indirect structures like nominees, trusts, or shell companies, because Singapore's tax authority (IRAS) actively audits arrangements that appear designed to avoid ABSD and can impose a 50% surcharge on additional duties owed.
The best precaution is to work with a qualified Singapore conveyancing lawyer before signing anything, ensure your purchase structure matches your actual ownership intentions, and avoid any arrangement where the beneficial owner differs from the legal owner on the title.
We have built our property pack about Singapore with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Singapore?
Nominee arrangements in Singapore carry significant legal and financial risk because your control depends entirely on private contracts rather than the land title, and IRAS may treat the true beneficial owner as the taxable party.
The main risk with a non-spouse nominee is that you have no registered ownership rights if the relationship sours, the nominee faces financial difficulties, or the arrangement is challenged, leaving you with a contract dispute rather than a property.
Buying with a local spouse provides more protection because spousal joint ownership is a legitimate structure, and IRAS offers specific ABSD remissions for married couples where one spouse is a Singapore Citizen, though strict conditions apply and both names must appear on the title.
Purchasing through a locally registered company is legally possible but faces a 65% ABSD rate for entities buying residential property in 2026, which is even higher than the 60% foreigner rate, so this route only makes sense for very specific commercial or estate planning reasons where the premium is justified.
What happens if a foreigner dies owning property in Singapore?
When a foreigner dies owning property in Singapore, the Singapore Intestate Succession Act governs how that Singapore real estate is distributed if there is no will, regardless of where the owner was domiciled or their citizenship.
Foreign heirs must obtain a Grant of Probate or Letters of Administration from the Singapore courts, appoint a local law firm to handle the estate administration, and complete the transmission of property to beneficiaries through the standard conveyancing process.
Foreign heirs face no special restrictions on reselling inherited property, though they would be classified as foreigners for any future purchase and the eventual buyer would pay whatever stamp duties apply to their own profile.
The most common complication is dying without a valid Singapore will (or without any will at all), which triggers the Intestate Succession Act distribution rules that may differ from what the deceased intended, so having a separate Singapore will specifically for Singapore assets is the simplest way to avoid delays and disputes.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Singapore versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Can foreigners realistically get a mortgage in Singapore in 2026?
Do banks give mortgages to foreigners in Singapore in 2026?
As of early 2026, foreigners can obtain mortgages from Singapore banks for private condominium purchases, with typical loan amounts ranging from 55% to 75% of the property value (S$825,000 to S$1.125 million on a S$1.5 million condo, or roughly US$615,000 to US$840,000 / EUR 565,000 to EUR 770,000).
The main eligibility requirements include meeting the Total Debt Servicing Ratio (TDSR) limit of 55% of gross monthly income, providing stable income documentation (payslips, tax assessments, employment contracts), demonstrating sufficient cash for the downpayment and stamp duties, and having an acceptable credit history.
You can also read our latest update about mortgage and interest rates in Singapore.
Are mortgage approvals harder for non-residents in Singapore in 2026?
As of early 2026, non-residents generally face a harder mortgage approval process than residents because banks may apply currency discounts on overseas income, request more extensive documentation, and take a more conservative view on creditworthiness.
Residents with local income typically qualify for up to 75% LTV (requiring a S$375,000 / US$280,000 / EUR 257,000 downpayment on a S$1.5 million property), while non-residents often receive 55% to 65% LTV in practice (requiring S$525,000 to S$675,000 / US$390,000 to US$505,000 / EUR 360,000 to EUR 465,000 as downpayment).
Non-residents must typically provide two to three years of income documentation, certified translations for non-English documents, proof of liquid assets beyond the downpayment, and may face requests for personal guarantees or larger cash buffers that residents do not encounter.
We have a whole document dedicated to mortgages for foreigners in our Singapore real estate pack.
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Are foreigners protected by the law in Singapore during disputes?
Are foreigners legally protected like locals in Singapore right now?
Foreigners receive the same civil law protections as locals in Singapore property matters, with courts applying consistent processes regardless of nationality, and Singapore explicitly positions itself as a neutral venue for cross-border disputes through institutions like the Singapore International Commercial Court (SICC).
Foreigners and locals share equal rights to sue for breach of contract, seek specific performance on property transactions, pursue compensation for developer defects, and enforce tenancy agreements through Singapore's court system.
The main protection gap is practical rather than legal: foreigners may be less familiar with Singapore legal processes, face higher legal costs if disputes require extended involvement, and may find it harder to attend court proceedings if they do not reside locally.
The most important safeguard is engaging a qualified Singapore conveyancing lawyer before signing any Option to Purchase, ensuring all agreements are documented in writing, and avoiding side deals or verbal arrangements that cannot be enforced.
Do courts treat foreigners fairly in property disputes in Singapore right now?
Singapore courts are widely regarded as impartial and predictable in property disputes, with the country ranking 16th out of 143 globally in the World Justice Project Rule of Law Index 2025, particularly strong on civil justice and regulatory enforcement.
A typical property dispute in Singapore State Courts can take 12 to 24 months to resolve, with legal costs ranging from S$20,000 to S$100,000 (US$15,000 to US$75,000 / EUR 14,000 to EUR 69,000) depending on complexity, though straightforward cases may settle faster through mediation.
The most common disputes foreigners bring to court involve developer defect claims, Option to Purchase disputes (such as forfeited deposits), tenancy disagreements with landlords, and agent commission conflicts.
Foreigners can also access mediation through the Singapore Mediation Centre or use arbitration under Singapore International Arbitration Centre (SIAC) rules, both of which are faster and often cheaper than court litigation.
We cover all these things in our list of risks and pitfalls people face when buying property in Singapore.
We made this infographic to show you how property prices in Singapore compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in Singapore in 2026?
Do foreigners feel treated differently during buying in Singapore right now?
Based on market feedback and transaction patterns, most foreigners report that differential treatment comes from the system itself (the 60% ABSD and financing hurdles) rather than from agents, sellers, or service providers during the actual buying process.
The most commonly reported structural difference is the ABSD shock: many foreign buyers underestimate the stamp duty burden until they see actual numbers, and the realization that a S$2 million purchase comes with roughly S$1.27 million in combined stamp duties creates genuine sticker shock.
The most commonly reported positive experience is Singapore's transactional transparency: prices are based on publicly available URA transaction data, conveyancing follows predictable steps, and there is relatively little negotiation ambiguity compared to many other property markets.
Find more real-life feedbacks in our our pack covering the property buying process in Singapore.
Do foreigners overpay compared to locals in Singapore in 2026?
As of early 2026, foreigners objectively overpay in taxes, with the 60% ABSD adding S$600,000 (US$448,000 / EUR 412,000) to every S$1 million property, making this the single largest cost difference regardless of negotiation skill.
On actual property prices (excluding taxes), foreigners without access to URA transaction comparables or local agent guidance risk paying roughly 3% to 8% above recent transacted prices for comparable units, typically because they anchor on asking prices rather than actual sold prices, focus on marketing materials from new launches without checking resale benchmarks, or rush decisions due to tight travel schedules without proper market research.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Singapore, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Singapore Statutes Online - Residential Property Act | Singapore's official online publication of law, maintained by the government. | We used it to define "restricted residential property" and explain why landed homes need approval. We then cross-checked practical impacts with tax and housing guidance. |
| IRAS - Additional Buyer's Stamp Duty (ABSD) | IRAS is the tax authority that administers stamp duties in Singapore. | We used it to confirm ABSD rates and computation methods. We then calculated realistic purchase cost examples for foreigners. |
| IRAS - Buyer's Stamp Duty (BSD) | Official computation method and examples for property purchase tax. | We used it to compute BSD for purchase cost examples. We then combined it with ABSD to show total tax impact. |
| IRAS - FTA Remission Eligibility | Official eligibility list and process for ABSD remission under Free Trade Agreements. | We used it to identify which nationalities qualify for citizen-like stamp duty treatment. We verified the list against subsidiary legislation. |
| HDB - Resale Flat Eligibility | HDB is the public housing authority that sets eligibility rules. | We used it to explain why foreigners cannot buy HDB resale flats. We then connected this to what foreigners can buy instead. |
| URA - Property Market Information | URA is Singapore's planning authority and primary publisher of private market statistics. | We used it to ground market context with official transaction data. We focused on information relevant to individual buyers. |
| MAS - Loan-to-Value Limits | MAS is Singapore's central bank and financial regulator setting mortgage rules. | We used it to explain LTV limits for foreigners. We then translated regulatory caps into practical downpayment requirements. |
| MAS - Property Cooling Measures (April 2023) | Official policy announcement from the financial regulator on ABSD rate changes. | We used it to verify when current ABSD rates took effect. We then tracked how these measures impacted foreign buyer activity. |
| Singapore Statutes Online - Intestate Succession Act | Official text of Singapore's inheritance law for people without wills. | We used it to explain what happens to Singapore property when a foreign owner dies intestate. We paired it with practical estate administration steps. |
| Supreme Court of Singapore - SICC | Official judiciary site explaining cross-border dispute handling. | We used it to support that foreigners can access Singapore courts. We paired it with rule of law benchmarks. |
| World Justice Project - Rule of Law Index 2025 | Widely used international benchmark based on surveys and expert inputs. | We used it as an independent cross-check on legal predictability. We kept it secondary to actual Singapore statutes and court institutions. |
We have made this infographic to give you a quick and clear snapshot of the property market in Singapore. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.