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
Buying property as a foreigner in Singapore comes with unique rules, taxes, and ownership limits that can catch you off guard if you're not prepared.
This guide covers what you can legally own, how stamp duties work, and the step-by-step buying process in Singapore as of the first half of 2026.
We constantly update this blog post to reflect the latest regulations and housing prices 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.
Insights
- Additional Buyer's Stamp Duty (ABSD) for foreigners in Singapore can reach 60% of the purchase price in 2026, making it potentially larger than all other transaction costs combined.
- Foreigners can freely buy private condos and apartments in Singapore, but purchasing landed homes like bungalows or terraces requires government approval under the Residential Property Act.
- You do not need a special visa or residency status to buy a private condo in Singapore, and you can even complete a purchase while on a tourist visit pass.
- Singapore mortgage rates for foreigners typically range from 1.7% to 2.9% in January 2026, with most loans pegged to the SORA benchmark rate plus a bank spread.
- Buying property in Singapore does not grant you residency or citizenship, and investor pathways like the Global Investor Programme have separate requirements unrelated to home purchases.
- Non-resident foreigners earning rental income in Singapore pay a flat 24% tax on net rental profits, which is higher than the progressive rates for tax residents.
- Banks in Singapore can lend foreigners up to 75% of the property value, but your total debt repayments cannot exceed 55% of your gross monthly income under the TDSR rule.
- Most property in Singapore is 99-year leasehold rather than freehold, which is normal here, and remaining lease affects both the property's value and how banks assess your loan.
What can I legally buy and truly own as a foreigner in Singapore?
What property types can foreigners legally buy in Singapore right now?
In January 2026, foreigners in Singapore can freely buy private condominiums and private apartments without needing any government approval.
The most important legal condition for foreign buyers in Singapore is that purchasing landed residential property, such as terrace houses, semi-detached homes, or bungalows, requires prior approval from the Singapore Land Authority under the Residential Property Act.
Public housing (HDB flats) is generally off-limits to foreigners in Singapore, as HDB ownership is designed specifically for Singapore citizens and permanent residents under strict eligibility schemes.
Executive Condominiums (ECs) in Singapore are restricted like public housing during their first ten years, but once fully privatized they trade like regular condos and foreigners can then purchase them.
Finally, please note that our pack about the property market in Singapore is specifically tailored to foreigners.
Can I own land in my own name in Singapore right now?
For most foreigners in Singapore, the practical answer is no, you cannot freely buy land or landed homes in your own name without government approval.
If you want to buy landed residential property in Singapore, you must apply to the Singapore Land Authority for approval under the Residential Property Act, and this approval is not automatic or guaranteed.
The typical experience for foreign buyers in Singapore is that buying a condo or apartment is straightforward, while purchasing a landed home is an exceptional path that requires meeting specific eligibility criteria set by SLA.
As of 2026, what other key foreign-ownership rules or limits should I know in Singapore?
As of early 2026, the biggest foreign-ownership constraint in Singapore is the Additional Buyer's Stamp Duty (ABSD), which can add up to 60% of the purchase price on top of other transaction costs.
Singapore does not have a foreign-ownership quota system for private condos or apartments, so there is no limit on how many units in a building can be owned by foreigners.
Foreign buyers in Singapore must pay stamp duties within 14 days of signing the purchase documents, and the process is typically handled through your conveyancing lawyer using IRAS e-stamping.
One notable rule for 2026 is that certain nationalities may qualify for ABSD remission under free trade agreements or bilateral arrangements, so checking the IRAS website for your specific situation is essential.
If you're interested, we go much more into details about the foreign ownership rights in Singapore here.
What's the biggest ownership mistake foreigners make in Singapore right now?
The single biggest ownership mistake foreigners make in Singapore is underestimating how large ABSD is, then discovering after paying option fees that the deal no longer makes financial sense.
If you make this mistake in Singapore, you could lose your option fee (typically 1% of the purchase price) and waste weeks of negotiation because you did not calculate the true total cost upfront.
Other classic pitfalls in Singapore include confusing marketing terms like "townhouse" with legal classifications (strata-landed may still be restricted), assuming you can buy HDB flats, and not checking the remaining lease on 99-year leasehold properties.
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.
Which visa or residency status changes what I can do in Singapore?
Do I need a specific visa to buy property in Singapore right now?
In January 2026, you do not need a special visa to buy a private condo or apartment in Singapore, and yes, you can purchase property while visiting on a tourist pass.
The most common administrative block for buyers without local residency in Singapore is not a visa issue but rather banking requirements if you want a mortgage, since banks may need extra documentation for overseas income verification.
You do not need a Singapore tax ID before buying property, as your passport details and your conveyancing lawyer's workflow are enough to complete the purchase and pay stamp duties.
A typical document set for foreign buyers in Singapore includes your passport, proof of funds or mortgage approval, and signed Option to Purchase documents, all coordinated through your lawyer.
Does buying property help me get residency and citizenship in Singapore in 2026?
As of early 2026, buying residential property in Singapore does not automatically grant you residency or citizenship, as the two are completely separate processes.
Singapore does have the Global Investor Programme (GIP) administered by the Economic Development Board, but this is an investment-based residency pathway with its own business and capital requirements unrelated to simply buying a home.
If you want permanent residency in Singapore, the main pathways are through employment passes, family ties, or specific investment schemes like the GIP, none of which are triggered by purchasing property alone.
We give you all the details you need about the different pathways to get residency and citizenship in Singapore here.
Can I legally rent out property on my visa in Singapore right now?
In Singapore, your visa status does not affect your legal ability to rent out a private property you own, so even non-residents can be landlords.
You do not need to live in Singapore to rent out your property, and many foreign owners manage their rentals remotely using local property agents or management companies.
The key thing foreign landlords in Singapore must know is that rental income is taxable, and if you are a non-tax-resident, IRAS will tax your net rental profit at a flat 24% rate.
We cover everything there is to know about buying and renting out in Singapore here.
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How does the buying process actually work step-by-step in Singapore?
What are the exact steps to buy property in Singapore right now?
The standard buying process in Singapore goes like this: shortlist properties, check prices on URA's transaction database, negotiate terms, receive an Option to Purchase (OTP), pay the option fee, conduct due diligence, exercise the OTP, pay stamp duties, complete the sale, and register the transfer.
You do not have to be physically present in Singapore to buy property, as your lawyer can verify your identity and handle signing, though many buyers come at least once to view the property.
The step that makes the deal legally binding in Singapore is when you exercise the Option to Purchase within the option period, typically by paying the exercise fee (usually 4% to 5% of the price) to the seller.
From accepted offer to final registration in Singapore, the typical timeline is about 8 to 12 weeks, depending on financing arrangements and how quickly due diligence is completed.
We have a document entirely dedicated to the whole buying process our pack about properties in Singapore.
Is it mandatory to get a lawyer or a notary to buy a property in Singapore right now?
In Singapore, using a notary is generally not required for a standard residential purchase, but you will almost always use a conveyancing lawyer to handle the title transfer, stamp duties, and completion.
The main difference in Singapore is that conveyancing lawyers handle the entire transaction process including title searches and fund transfers, while notaries (less common here) typically only certify documents.
When you engage a lawyer for a property purchase in Singapore, your scope should explicitly include a title search, confirming legal classification of the property, handling stamp duty payments, and registration with SLA.
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 checks should I run so I don't buy a problem property in Singapore?
How do I verify title and ownership history in Singapore right now?
In Singapore, your lawyer will verify title and ownership through a title search in Singapore's land titles registry system, which is administered by the Singapore Land Authority.
The key document to confirm ownership in Singapore is the Certificate of Title or the record from the Integrated Land Information Service (INLIS), which shows the registered owner and any encumbrances.
For ownership history checks in Singapore, a typical look-back period is at least 15 years, though your lawyer may examine the full chain of ownership if there are any concerns.
A clear red flag in ownership history that should pause your Singapore purchase is any unresolved caveat (someone else claiming an interest), pending litigation, or unexplained rapid ownership changes.
You will find here the list of classic mistakes people make when buying a property in Singapore.
How do I confirm there are no liens in Singapore right now?
In Singapore, you confirm there are no liens or encumbrances by having your conveyancing lawyer run a title search through the land titles registry, which will show any registered mortgages or caveats.
The most common type of encumbrance to ask about in Singapore is an existing mortgage from the seller's bank, which must be discharged at completion before title can transfer cleanly to you.
The best written proof of lien status in Singapore is the official title search result from SLA's registry, which your lawyer will obtain and review before you exercise the OTP.
How do I check zoning and permitted use in Singapore right now?
In Singapore, you check zoning and permitted use through the Urban Redevelopment Authority (URA) Master Plan, which is freely accessible online through their map portal.
The document that confirms zoning classification in Singapore is the URA Master Plan map, where you can look up any plot and see whether it is zoned Residential, Commercial, Mixed-Use, or another category.
A common zoning pitfall foreign buyers miss in Singapore is buying a unit near a mixed-use zone without realizing future commercial or industrial development could affect their living environment or property value.
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.
Can I get a mortgage as a foreigner in Singapore, and on what terms?
Do banks lend to foreigners for homes in Singapore in 2026?
As of early 2026, yes, banks in Singapore do lend to foreigners for home purchases, especially for private condos and apartments, though they apply stricter documentation requirements than for local buyers.
Foreign borrowers in Singapore typically see loan-to-value (LTV) ratios of up to 75% in theory, but in practice many banks offer 60% to 70% depending on your income source and documentation.
The most common eligibility factor determining whether a foreigner qualifies for a Singapore mortgage is whether the bank can verify and accept your income, with local Singapore income being easiest and foreign income often subject to haircuts.
You can also read our latest update about mortgage and interest rates in Singapore.
Which banks are most foreigner-friendly in Singapore in 2026?
As of early 2026, the banks most commonly used by foreign buyers in Singapore are DBS/POSB, OCBC, UOB (the local big three), along with international banks like HSBC and Standard Chartered that have established mortgage operations here.
What makes these banks foreigner-friendly in Singapore is their experience processing overseas income documentation, offering SORA-pegged loan packages, and having smoother KYC processes for non-residents.
These banks will generally lend to non-residents in Singapore, but they may require larger down payments, more income documentation, and will apply the 55% TDSR limit based on verified income.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Singapore.
What mortgage rates are foreigners offered in Singapore in 2026?
As of early 2026, foreigners in Singapore typically see floating mortgage rates between 1.7% and 2.4% per year (SORA plus bank spread) and fixed rates between 2.0% and 2.9% for one to two year lock-ins.
The typical difference in Singapore is that floating rates are generally lower but can change with market conditions, while fixed rates cost slightly more but give you payment certainty for the lock-in period.
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 will taxes, fees, and ongoing costs look like in Singapore?
What are the total closing costs as a percent in Singapore in 2026?
For most foreign buyers in Singapore in 2026, total closing costs are estimated at 63% to 68% of the purchase price when Additional Buyer's Stamp Duty (ABSD) applies.
The realistic range in Singapore varies dramatically: if you qualify for ABSD remission, closing costs drop to about 3.5% to 7%, but without remission, ABSD alone can be 60% of your purchase price.
The specific fee categories making up closing costs in Singapore include Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), legal and conveyancing fees, and miscellaneous disbursements.
By far the biggest contributor to closing costs for foreign buyers in Singapore is ABSD, which dwarfs all other fees combined and is the single most important number to calculate before committing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Singapore.
What annual property tax should I budget in Singapore in 2026?
As of early 2026, foreign owners of a typical investment condo in Singapore should budget about SGD 9,000 to SGD 12,000 per year (roughly USD 6,600 to USD 8,800 or EUR 6,100 to EUR 8,100) in property tax for a SGD 2 million property.
Property tax in Singapore is assessed on the Annual Value (AV), which is an estimate of what the property could rent for, and then progressive tax rates are applied based on whether you occupy the home or rent it out.
How is rental income taxed for foreigners in Singapore in 2026?
As of early 2026, non-tax-resident foreigners in Singapore pay a flat 24% tax on their net rental income, which is calculated after deducting allowable expenses like property tax, maintenance fees, and mortgage interest.
The basic filing requirement in Singapore is that you must report rental income to IRAS annually, and if you are non-resident, you may need to appoint a local agent to handle tax matters on your behalf.
What insurance is common and how much in Singapore in 2026?
As of early 2026, typical annual home insurance premiums in Singapore range from SGD 200 to SGD 900 per year (roughly USD 150 to USD 660 or EUR 140 to EUR 610), depending on coverage type and property value.
The most common type of property insurance in Singapore is contents insurance for condo owners, since the building structure is usually covered by the condo's management corporation (MCST).
The biggest factor that makes insurance premiums higher or lower for the same property type in Singapore is the coverage level you choose and whether you add landlord liability coverage if renting out.
Get the full checklist for your due diligence in Singapore
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| IRAS - Additional Buyer's Stamp Duty | IRAS is Singapore's official tax authority and the source for all stamp duty rules. | We used it to confirm ABSD rates for foreigners and identify exemption categories. We cross-checked it with BSD guidance to build closing cost estimates. |
| IRAS - Buyer's Stamp Duty | This is the official, legally enforceable BSD rate schedule from Singapore's tax authority. | We used it to compute BSD in worked examples throughout the article. We paired it with URA price data to keep examples realistic. |
| IRAS - Property Tax Rates | Property tax in Singapore is administered by IRAS, making this the definitive rate source. | We used it to estimate annual property tax for owner-occupied and rented homes. We applied the progressive bands to typical Annual Values. |
| Singapore Land Authority - Foreign Ownership | SLA administers land matters and states legal requirements under the Residential Property Act. | We used it to define what a "foreign person" is and when approval is needed. We explained the landed property restrictions based on this source. |
| Singapore Land Authority - Title Registration | SLA describes how title registration works under Singapore's land titles system. | We used it to explain what happens at completion and why conveyancing lawyers matter. We also framed title checks as a concrete step. |
| URA - Master Plan Portal | URA is Singapore's national planning authority and zoning comes from URA's Master Plan. | We used it to explain how to verify zoning and land-use constraints. We recommended it as the practical tool for buyers to check. |
| URA - Transaction Search | URA's official transaction database is the closest to a truth source for Singapore property prices. | We used it to justify realistic price ranges in examples. We also recommended it for buyers to sanity-check asking prices. |
| Council for Estate Agencies | CEA is Singapore's property agent regulator and hosts standard transaction templates. | We used it to explain the Option to Purchase and standard resale documents. We kept our buying process steps aligned with CEA guidance. |
| Ministry of National Development - TDSR | MND is a lead housing ministry and publishes official policy parameters like TDSR. | We used it to confirm the 55% TDSR rule that shapes how much banks will lend. We paired it with LTV guidance for financing constraints. |
| MAS - Domestic Interest Rates | MAS is Singapore's central bank and this is the official SORA publication source. | We used it to anchor our mortgage rate estimates on published SORA data. We added typical bank spreads to produce realistic rate ranges. |
| ABS - About SORA | ABS is the benchmark industry body explaining the SORA framework used by banks. | We used it to explain in plain language what SORA is. We paired it with MAS data for the actual benchmark numbers. |
| IRAS - Rental Income Taxation | Official guidance on what's taxable and what you can deduct for rental income in Singapore. | We used it to explain how Singapore taxes net rental income. We identified allowable deductions for foreign landlords. |
| IRAS - Individual Tax Rates | IRAS's official rate table including non-resident tax rules for Singapore. | We used it to confirm the 24% non-resident tax rate on rental income. We explained resident vs non-resident status clearly. |
| EDB - Global Investor Programme | EDB runs Singapore's flagship investor residency programme information. | We used it to explain what residency pathways exist in Singapore. We clarified that property purchase alone does not grant residency. |
| HDB - Eligibility Rules | HDB is Singapore's public housing authority with definitive eligibility information. | We used it to confirm that most foreigners cannot buy HDB flats. We explained public housing restrictions clearly. |
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.