Can foreigners buy land in Singapore?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Singapore, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Singapore. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Singapore real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Singapore. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of land can foreigners buy in Singapore without restrictions?

Foreigners can purchase private condominiums and apartments without any government approval in Singapore.

These non-landed residential properties include units in condominium developments, apartment blocks, and executive condominiums that have completed their minimum occupation period. Commercial and industrial properties such as office spaces, retail units, warehouses, and factory premises are also freely available to foreign buyers.

Strata-landed houses within approved condominium developments represent another category that foreigners can purchase without special approval. These properties combine the benefits of landed living with the convenience of condominium facilities and management.

It's something we develop in our Singapore property pack.

As of June 2025, these unrestricted property types continue to attract significant foreign investment despite the high Additional Buyer's Stamp Duty of 60% imposed on residential purchases.

Which land types require special government approval for foreigners?

All landed residential properties require approval from the Land Dealings Approval Unit (LDAU) under the Singapore Land Authority.

This includes terrace houses, semi-detached houses, detached houses or bungalows, and vacant residential land plots. Shophouses intended for residential or mixed-use purposes also fall under this restriction, as do association premises, places of worship, and worker dormitories not registered under the Hotels Act.

The LDAU approval process is stringent and approvals are rarely granted to foreigners unless they are Singapore Permanent Residents for at least five years who can demonstrate exceptional economic contribution to the country. This typically requires showing high taxable income levels or significant business investments in Singapore.

Even strata-landed houses that are not part of approved condominium developments require LDAU approval, making the distinction between different types of landed properties crucial for foreign buyers to understand.

Are there any exceptions that allow foreigners to buy restricted land more easily?

Sentosa Cove represents the primary exception where foreigners can obtain approval to buy landed residential properties with a more streamlined process.

This exclusive waterfront development was specifically designed to attract international buyers, and while LDAU approval is still required, the process is generally more accessible compared to other landed residential areas in Singapore. Foreign buyers in Sentosa Cove can purchase bungalows, semi-detached houses, and terrace houses within this designated zone.

For commercial and industrial land purchases, no special approvals are typically required regardless of the buyer's nationality. This makes Singapore's commercial property market highly accessible to international investors looking to establish business operations or investment portfolios.

Singapore Permanent Residents who have held their status for at least five years may also find it easier to obtain approval for restricted residential land, particularly if they can demonstrate significant economic ties to Singapore through high income levels or substantial local investments.

What is the complete process for foreigners to buy land in Singapore?

The land purchase process begins with engaging a licensed property agent and obtaining in-principle mortgage approval from banks.

1. **Property Search and Selection**: Work with a licensed property agent to identify suitable properties that foreigners can legally purchase2. **Financial Pre-approval**: Secure in-principle loan approval from Singapore banks if financing is needed3. **Option to Purchase**: Pay 1% of the purchase price to secure an Option to Purchase (OTP) from the seller4. **Legal Due Diligence**: Engage a conveyancing lawyer to conduct title searches and review all legal documents5. **Exercise Option**: Pay the remaining deposit (typically 4% more) within the option period to exercise the OTP6. **Stamp Duty Payment**: Pay Buyer's Stamp Duty and Additional Buyer's Stamp Duty within 14 days of exercising the option7. **Final Settlement**: Complete the transaction by paying the remaining purchase price and legal fees on the completion date

The entire process typically takes 8-12 weeks from option exercise to completion, depending on mortgage approval timelines and legal due diligence requirements. For restricted land types requiring LDAU approval, the process can extend significantly longer due to government review periods.

Can foreigners buy land in Singapore without being physically present?

Yes, foreigners can complete land purchases in Singapore remotely through a Power of Attorney arrangement.

The Power of Attorney must be properly executed and legally witnessed, allowing a designated representative in Singapore to sign all necessary documents and complete transactions on behalf of the foreign buyer. This representative is typically the buyer's lawyer or a trusted individual with legal authority to act on their behalf.

All key documents including the Option to Purchase, Sale and Purchase Agreement, mortgage documents, and completion papers can be signed by the attorney-in-fact. However, banks may require the actual buyer to appear for certain mortgage-related procedures or provide additional documentation to verify identity and financial status.

Remote purchasing has become increasingly common as of June 2025, particularly among foreign investors who manage their Singapore property portfolios from abroad. The process requires careful coordination between the buyer, their Singapore-based lawyer, and their appointed representative to ensure all legal and financial requirements are met.

What documents do foreigners need to buy land in Singapore?

Foreign buyers must provide comprehensive documentation including valid passport, proof of income, and financial statements.

Essential documents include valid passport or national identity card, recent payslips or employment letters, bank statements for the past 3-6 months, and tax assessment notices. If purchasing through a company, additional corporate documents such as business registration certificates, board resolutions, and corporate bank statements are required.

For the transaction itself, buyers need the signed Option to Purchase, Sale and Purchase Agreement, mortgage approval letters if financing is involved, and Power of Attorney documents if buying remotely. Stamp duty payment receipts must be provided within the required timeframes.

Banks typically request additional documentation for mortgage applications, including credit reports from the buyer's home country, employment contracts, and detailed financial projections for investment properties. For restricted land purchases requiring LDAU approval, supplementary documents demonstrating the buyer's economic contribution to Singapore may be necessary.

What are the taxes and fees involved in buying land as a foreigner?

Foreign buyers face significant tax obligations, with the Additional Buyer's Stamp Duty being the largest cost component.

Cost Type	Rate/Amount	Notes
Additional Buyer's Stamp Duty (ABSD)	60% of purchase price	For residential properties only
Buyer's Stamp Duty (BSD)	1-6% progressive rates	Based on purchase price tiers
Legal Fees	S$2,500 - S$5,000+	Conveyancing and due diligence
Property Agent Commission	1-2% of purchase price	If using agent services
Mortgage Processing Fees	S$500 - S$1,000+	Bank charges for loan processing
Property Tax (Annual)	Progressive rates	Higher for non-owner-occupied

The 60% ABSD represents the most significant cost burden for foreign residential property buyers, making a S$2 million condominium incur S$1.2 million in ABSD alone. Commercial properties are exempt from ABSD, making them more attractive to foreign investors from a tax perspective.

Can foreigners get mortgages for land purchases in Singapore?

Major Singapore banks offer mortgages to foreigners for eligible property types, primarily condominiums and approved landed properties.

As of mid-2025, mortgage interest rates for foreigners range from approximately 2.15% to 3.5% for fixed-rate loans, with floating rate options also available. Foreign buyers typically face stricter lending criteria including higher minimum income requirements, lower loan-to-value ratios of 60-75%, and more extensive documentation requirements.

Banks require foreign applicants to demonstrate stable income through employment contracts, payslips, and tax returns from their home countries. Credit history assessments may involve reports from international credit agencies, and some banks require higher initial deposits or additional collateral for foreign borrowers.

It's something we develop in our Singapore property pack.

The mortgage application process for foreigners typically takes 2-4 weeks longer than for local buyers due to additional verification requirements and international documentation processing.

What are the advantages and disadvantages of buying land with cash?

Cash purchases offer transaction speed and negotiating power but tie up significant capital without leverage benefits.

Advantages include faster transaction completion without mortgage approval delays, stronger negotiating position with sellers, and elimination of loan processing fees and interest payments. Cash buyers can often secure better purchase prices and have more flexibility in property selection without bank valuation constraints.

Disadvantages include the opportunity cost of tying up large amounts of capital in a single asset, loss of potential leverage benefits that could amplify returns, and absence of mortgage interest tax deductions. Cash buyers also miss the potential hedge against inflation that fixed-rate mortgages can provide.

For foreign investors, cash purchases eliminate the complexity of international mortgage applications and reduce documentation requirements, but they also concentrate risk in the Singapore property market without geographical diversification of invested capital.

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.

What mistakes do foreigners commonly make when buying land in Singapore?

The most common mistake is underestimating the total cost burden, particularly the 60% Additional Buyer's Stamp Duty on residential properties.

1. **Inadequate Budget Planning**: Failing to account for ABSD, legal fees, and ongoing property taxes in investment calculations2. **Insufficient Due Diligence**: Not conducting thorough title searches or understanding property management obligations3. **Ignoring Ownership Restrictions**: Attempting to purchase restricted land types without understanding approval requirements4. **Poor Professional Selection**: Engaging unqualified agents or lawyers unfamiliar with foreign buyer requirements5. **Mortgage Assumptions**: Assuming financing terms will match those available in their home countries

Many foreign buyers also fail to understand the ongoing costs of property ownership in Singapore, including management fees, maintenance costs, and property taxes that can significantly impact investment returns. Others make the mistake of not considering the liquidity implications of the Singapore property market when planning their investment exit strategies.

Where do foreigners typically buy land and what do they use it for?

Foreign buyers concentrate their purchases in central districts and Sentosa Cove, primarily for investment and residential purposes.

The most popular areas include Districts 9, 10, and 11 in the prime Central region, Districts 1, 2, and 6 in the Central Business District area, and emerging locations in Districts 15 and 21 that offer better value propositions. Sentosa Cove remains the only area where foreigners can purchase landed residential properties with streamlined approval.

Investment purposes dominate foreign land purchases, with buyers seeking rental income from condominiums leased to expatriate professionals and wealthy locals. Many foreign buyers also purchase properties for personal use when relocating to Singapore for work or business purposes.

Commercial property purchases by foreigners typically focus on prime office buildings, retail spaces in shopping centers, and industrial properties for manufacturing or logistics operations. These purchases often support business expansion plans or serve as investment assets in diversified portfolios.

What are current land prices across different Singapore districts?

Land prices vary significantly by location, with prime central areas commanding premium rates as of June 2025.

District/Zone	Price Range (SGD per sqft)	Typical Property Types
Core Central Region (Districts 9, 10, 11)	S$2,500 - S$4,500+	Luxury condominiums, penthouses
Rest of Central Region (Districts 1, 2, 6)	S$1,800 - S$3,000	High-end condos, commercial units
Outside Central Region (Districts 12-28)	S$1,200 - S$2,000	Mass market condos, HDB conversions
Sentosa Cove	S$1,800 - S$3,500	Landed houses, waterfront condos
Commercial Districts	S$1,500 - S$5,000+	Office, retail, mixed-use

These price ranges reflect significant variations based on specific location, building quality, and market conditions. Prime district properties with good transportation links and amenities command the highest premiums, while emerging areas offer better value for money with potential appreciation prospects.

Does owning land in Singapore provide any residency or citizenship benefits?

Property ownership in Singapore does not provide any direct pathway to residency, permanent residency, or citizenship.

Singapore maintains strict separation between property ownership rights and immigration benefits, requiring foreign property owners to obtain appropriate visas and work permits through separate application processes. The country's immigration policies focus on economic contribution, employment, and family ties rather than property investment levels.

Looking ahead to the long-term outlook for foreign land ownership, Singapore is unlikely to relax current restrictions on landed residential property purchases. The government continues to prioritize housing accessibility for citizens and permanent residents, maintaining policies that preserve these property types for local buyers.

It's something we develop in our Singapore property pack.

The 60% ABSD and strict approval requirements for landed properties reflect the government's commitment to controlling foreign speculation in the residential market while maintaining openness in commercial property sectors that support economic growth.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Singapore Land Authority - Foreign Ownership Regulations
2. SG Luxury Condo - Foreign Property Purchase Guide
3. PropertyGiant - Foreigner's Property Guide
4. BambooRoutes - Singapore Real Estate for Foreigners
5. MoneySmart - Foreign Home Loans
6. DollarBack Mortgage - Foreign Property Guide
7. MortgageWise - Home Loan Services
8. Singapore Legal Advice - Foreign Land Purchase