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Singapore maintains one of the strictest foreign property ownership regimes globally, with clear distinctions between what foreigners can and cannot buy as of June 2025. Foreigners can freely purchase private condominiums and commercial properties but face significant restrictions on landed residential properties.
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Foreigners can buy private condominiums and apartments without approval but pay 60% Additional Buyer's Stamp Duty (ABSD) as of 2025.
Landed properties require Singapore Land Authority approval and are rarely granted except in Sentosa Cove, while HDB flats remain completely off-limits to non-residents.
| Property Type | Foreign Purchase Allowed | Key Restrictions |
|---|---|---|
| Private Condominiums | Yes, freely | 60% ABSD required |
| Commercial Properties | Yes, freely | No restrictions |
| Landed Properties (Mainland) | Rarely with SLA approval | Exceptional criteria required |
| Sentosa Cove Landed | Yes with SLA approval | More accessible than mainland |
| HDB Flats | No | Completely prohibited |
| Executive Condos (<10 years) | No | Only after privatization |
| Privatized Executive Condos | Yes, freely | Same as private condos |
What types of properties can foreigners legally buy in Singapore in 2025?
Foreigners can purchase private condominiums and apartments without any government approval or restrictions.
Commercial properties including offices, retail units, and industrial buildings are fully accessible to foreign buyers with no approval requirements. Privatized Executive Condominiums that have completed their 10-year Minimum Occupation Period can also be purchased freely by foreigners.
Landed residential properties present the main restriction for foreign buyers. Mainland landed properties including terrace houses, bungalows, and semi-detached houses require Singapore Land Authority approval, which is rarely granted. The exception is Sentosa Cove, where foreigners can purchase landed properties with SLA approval, though approval is still required.
HDB flats (public housing) remain completely off-limits to non-resident foreigners under all circumstances. Executive Condominiums under 10 years old are also restricted to Singapore citizens and permanent residents only.
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Are there any zones or regions in Singapore where foreign ownership is restricted or prohibited?
The Singapore mainland imposes the strictest restrictions on foreign property ownership for landed residential properties.
All HDB estates across Singapore prohibit foreign ownership entirely, as public housing is reserved for Singapore citizens and permanent residents. Landed residential properties on the mainland including districts like Bukit Timah, Holland Village, and East Coast require special Singapore Land Authority approval, which is granted in exceptional circumstances only.
Sentosa Cove stands as the sole exception where foreigners can purchase landed properties, though SLA approval remains mandatory. This exclusive enclave was specifically developed to attract foreign investment and offers more accessible approval processes compared to mainland properties.
Executive Condominium developments across Singapore restrict foreign ownership during their first 10 years, regardless of location. Only after privatization can these properties be sold to foreign buyers without restrictions.
Do I need approval from the Singapore Land Authority to purchase property as a foreigner?
Private condominiums and apartments require no Singapore Land Authority approval for foreign buyers.
Any landed residential property purchase requires SLA approval, including terrace houses, bungalows, semi-detached houses, and certain strata-landed homes not part of approved condominium developments. This applies whether the property is on the mainland or in Sentosa Cove, though approval rates differ significantly between these areas.
Commercial properties including offices, retail spaces, and industrial buildings can be purchased without SLA approval. Privatized Executive Condominiums that have completed their Minimum Occupation Period also require no approval for foreign buyers.
The SLA approval process evaluates applications case-by-case, typically requiring applicants to demonstrate exceptional economic contribution to Singapore. For permanent residents, a minimum five-year residency period is generally expected before approval consideration.
What are the specific eligibility criteria for foreigners to own residential properties in Singapore?
Private condominiums and apartments have no specific eligibility criteria beyond the ability to pay the purchase price and 60% Additional Buyer's Stamp Duty.
| Property Type | Eligibility Requirements | Additional Notes |
|---|---|---|
| Private Condos/Apartments | None | Open to all foreign buyers |
| Landed Properties (Mainland) | Exceptional economic contribution + PR status (5+ years preferred) | Rarely approved |
| Sentosa Cove Landed | SLA approval required | More accessible than mainland |
| Commercial Properties | None | No restrictions for foreigners |
| HDB Flats | Not applicable | Completely prohibited |
| Executive Condos (<10 years) | Not applicable | Citizens and PRs only |
| Privatized Executive Condos | None | Same as private condos |
Can foreigners buy landed properties or are they limited to condominiums and apartments?
Foreigners face severe restrictions on landed property purchases but are not completely prohibited from buying them.
Mainland landed properties require Singapore Land Authority approval based on exceptional economic contribution criteria. The SLA rarely grants these approvals, making mainland landed property ownership extremely difficult for foreigners. Permanent residents have slightly better chances but still face stringent requirements including minimum five-year residency and demonstrated significant economic value to Singapore.
Sentosa Cove offers the most accessible path for foreign landed property ownership. While SLA approval remains mandatory, the government designed this area specifically to attract foreign investment, resulting in more favorable approval rates compared to mainland properties.
Condominiums and apartments represent the primary accessible property type for foreign buyers, with no restrictions or approval requirements. This segment accounts for the vast majority of foreign property transactions in Singapore's residential market.
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Are there different rules for permanent residents versus non-resident foreigners when buying property?
Permanent residents enjoy significantly broader property ownership rights compared to non-resident foreigners.
PRs can purchase resale HDB flats when buying jointly with another permanent resident or Singapore citizen, while non-resident foreigners cannot buy HDB properties under any circumstances. Executive Condominiums become accessible to PRs after five years of the development's completion, whereas non-residents must wait for full privatization after 10 years.
For landed properties, PRs have marginally better approval chances from the Singapore Land Authority, particularly after maintaining permanent resident status for five years or more. Non-resident foreigners face the strictest approval criteria and lowest success rates for landed property applications.
ABSD rates differ substantially between the two groups. PRs pay 5% on their first property, 30% on the second, and 35% on subsequent properties, while non-resident foreigners pay a flat 60% rate on all residential property purchases.
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How much Additional Buyer's Stamp Duty do foreigners need to pay in 2025?
Non-resident foreigners pay 60% Additional Buyer's Stamp Duty on all residential property purchases as of 2025.
This rate doubled from 30% in April 2023 and represents one of the highest property taxes globally for foreign buyers. The ABSD applies to the purchase price or market value, whichever is higher, and must be paid within 14 days of signing the sale and purchase agreement.
Permanent residents face graduated ABSD rates: 5% on their first residential property, 30% on the second property, and 35% on third and subsequent properties. These rates apply regardless of whether the PR is buying alone or jointly with a spouse.
Companies and entities purchasing residential property pay an even higher 65% ABSD rate, making individual ownership more tax-efficient for foreign buyers. Commercial properties remain exempt from ABSD regardless of buyer nationality or residency status.
Are there any minimum income or asset requirements for foreigners to qualify for property ownership?
No formal minimum income or asset requirements exist for purchasing private condominiums, apartments, or commercial properties in Singapore.
Banks typically require proof of income and assets for mortgage approval, but the government imposes no statutory minimums for property ownership. Foreign buyers can purchase properties with cash without demonstrating income levels to authorities.
Landed property applications to the Singapore Land Authority require demonstration of "exceptional economic contribution," which implies substantial income or assets, but no explicit thresholds are published. The SLA evaluates each case individually based on the applicant's overall economic value to Singapore.
Mortgage lenders apply their own criteria, typically requiring foreign borrowers to demonstrate stable income and sufficient assets to service loan payments. Most banks require foreign buyers to provide at least 20-30% down payment for residential properties.
Do foreigners need to form a company or partnership in Singapore to invest in real estate?
Foreigners can purchase Singapore real estate as individuals without forming companies or partnerships.
Individual ownership offers significant tax advantages, as entities purchasing residential property face 65% ABSD compared to the 60% rate for individual foreign buyers. Company formation also involves additional regulatory compliance, annual filing requirements, and ongoing administrative costs.
Some investors choose corporate ownership for asset protection, estate planning, or multiple ownership structures, but this comes at a higher tax cost. Corporate ownership may be beneficial for commercial property investments where ABSD doesn't apply and professional management structures provide operational advantages.
Joint ownership with spouses or family members is permitted and common among foreign buyers. This can provide succession planning benefits without the administrative burden and higher taxes associated with corporate ownership.
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Are there restrictions on the number of properties a foreigner can own at once?
Singapore imposes no legal cap on the number of private properties a foreigner can own simultaneously.
Each property purchase triggers the 60% ABSD for non-resident foreigners, making multiple property ownership expensive but not prohibited. Wealthy foreign investors commonly build substantial Singapore property portfolios spanning condominiums, commercial properties, and approved landed properties.
Permanent residents face increasing ABSD rates on multiple properties: 5% on the first, 30% on the second, and 35% on third and subsequent properties. However, no legal limit restricts the total number of properties they can own.
Practical limitations come from financing constraints rather than legal restrictions. Banks typically require higher down payments and impose stricter lending criteria for multiple property purchases, particularly for foreign buyers.
Can a foreigner lease out or rent their property in Singapore freely?
Foreigners can lease out their Singapore properties with minimal restrictions, subject to standard rental regulations.
Private residential properties must be rented for minimum three-month periods, prohibiting short-term rentals like Airbnb for periods under 90 days. This rule applies to all property owners regardless of nationality and aims to preserve residential neighborhoods' character.
Commercial properties face no minimum rental period restrictions, allowing flexible leasing arrangements for offices, retail spaces, and industrial properties. Foreign owners can engage property management companies or handle rentals directly.
Rental income from Singapore properties is subject to Singapore income tax, with non-resident property owners paying tax on gross rental income at rates up to 22%. Property management fees, maintenance costs, and property taxes can be deducted from rental income for tax purposes.
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Are there any recent changes or expected reforms in 2025 that could affect foreign property ownership laws?
No major property ownership reforms affecting foreigners have been announced for 2025 as we reach mid-2025.
The most significant recent change was the doubling of foreigner ABSD from 30% to 60% in April 2023, which remains in effect throughout 2025. This policy aims to moderate foreign demand and prioritize housing availability for Singapore residents.
The government continues monitoring the property market closely and maintains flexibility to adjust policies based on market conditions. Rising property prices or excessive foreign speculation could trigger additional cooling measures, while economic downturns might prompt temporary relaxation of restrictions.
As of June 2025, the Singapore government shows no intention of further liberalizing foreign property ownership rules. The current framework balances foreign investment attraction with domestic housing affordability concerns, suggesting stability in existing regulations for the foreseeable future.
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.
Singapore maintains one of Asia's most sophisticated yet restrictive foreign property ownership frameworks, designed to balance international investment with domestic housing needs.
While private condominiums remain accessible to foreign buyers, the 60% ABSD and landed property restrictions significantly limit foreign participation in Singapore's residential market compared to neighboring countries.
Sources
- BambooRoutes - Can Foreigners Buy Property in Singapore
- PropertyGuru - Buy Property Singapore Foreigner Guide
- Instarem - Can Foreigners Buy Property in Singapore
- Abiel Law - Commercial Property Guide for Foreigners
- SG Luxury Homes - 2025 Foreign Property Rules
- Singapore Land Authority - Foreign Ownership Regulations
- PropertyGuru - ABSD Guide
- Business Times - ABSD Rate Changes