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 is one of the most expensive property markets in Asia, and buying here as a foreigner comes with a major extra cost: a 60% stamp duty on top of the purchase price.
This guide breaks down what you can realistically buy at each budget level in Singapore, from $100k all the way to luxury, with current 2026 prices and real neighborhood examples.
We constantly update this blog post to reflect the latest housing prices in Singapore and market conditions.
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.
What can I realistically buy with $100k in Singapore right now?
What property types can I afford for $100k in Singapore (studio, land, old house)?
For $100,000 USD (around S$128,000), you cannot buy any type of residential property in Singapore, whether that's a studio apartment, a piece of land, or an old house, because private home prices start far above this level and foreigners face an additional 60% stamp duty.
Land purchases are essentially off the table for foreigners in Singapore since the Residential Property Act restricts foreign ownership of landed property, and even if you obtained special approval, vacant residential land is extremely scarce and priced in the millions.
Unlike some other countries where $100k might get you a fixer-upper or a tiny studio, Singapore's property market simply does not have a segment this low for private residential purchases, so this budget is better viewed as a down payment or rental fund rather than a purchase budget.
What's a realistic budget to get a comfortable property in Singapore as of 2026?
As of early 2026, the realistic minimum budget for a foreign buyer to purchase a comfortable property in Singapore starts around S$1.15 million to S$1.65 million (roughly US$900,000 to US$1.3 million or EUR 830,000 to EUR 1.2 million) for the purchase price alone, before adding the substantial stamp duties.
Most foreign buyers in Singapore need to budget between S$1.8 million and S$2.6 million all-in (around US$1.4 million to US$2 million) once you include the 60% ABSD, the tiered BSD, and legal fees, which is the true cash requirement to close a deal.
In Singapore, "comfortable" typically means a 1 to 2 bedroom condominium of around 500 to 800 square feet, in a development with standard facilities like a pool and gym, located within a 10 to 15 minute walk of an MRT station.
The required budget can vary dramatically depending on the neighborhood: a similar-sized unit in Orchard or River Valley (prime central) might cost double or triple what you would pay in Jurong, Punggol, or Woodlands (suburban areas), so location is the single biggest factor in your budget planning.
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What can I get with a $200k budget in Singapore as of 2026?
What "normal" homes become available at $200k in Singapore as of 2026?
As of early 2026, $200,000 USD (around S$256,000) still does not unlock any normal home purchases for foreigners in Singapore because private condominium prices remain far above this level, and the 60% ABSD would consume most of this budget on even the cheapest theoretical property.
At this budget level, you are looking at effectively zero square meters or square feet of ownership, since even the smallest shoebox studios in Singapore's suburban areas like Woodlands, Sengkang, or Jurong West typically transact well above S$400,000 before any stamp duties are added.
By the way, we have much more granular data about housing prices in our property pack about Singapore.
What places are the smartest $200k buys in Singapore as of 2026?
As of early 2026, there are no neighborhoods in Singapore where $200,000 USD represents a smart buy for property ownership, because this amount functions better as a strategic reserve for your eventual down payment and stamp duty costs rather than a purchase budget.
The smarter approach with $200k is to treat it as part of a larger financial plan: in Singapore, savvy foreign buyers often aim to accumulate at least $400,000 to $500,000 USD in cash reserves before seriously shopping, since the ABSD alone on a S$1 million property would be S$600,000.
The main factor that would "unlock" value for a $200k holder in Singapore is a change in residency status, because if you obtain Permanent Residency (PR), the ABSD drops from 60% to 5% for your first property, which completely transforms what your money can achieve.
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.
What can I buy with $300k in Singapore in 2026?
What quality upgrade do I get at $300k in Singapore in 2026?
As of early 2026, moving from $200k to $300k USD (around S$384,000) does not provide any quality upgrade in Singapore property ownership for foreigners, because both amounts remain below the threshold needed to purchase even the most basic private condominium once stamp duties are factored in.
At S$384,000, you still cannot buy a property in any building, new or old, in Singapore as a foreign individual, since entry-level suburban condos typically start around S$500,000 to S$700,000 and the 60% ABSD would push your required cash to over S$1 million.
The specific features that become available at $300k in Singapore are, unfortunately, still limited to rental options or saving toward a larger purchase, though this budget does start to look more viable as a substantial portion of your stamp duty reserve.
Can $300k buy a 2-bedroom in Singapore in 2026 in good areas?
As of early 2026, $300,000 USD cannot buy a 2-bedroom property in any area of Singapore, whether good or otherwise, because even the most affordable 2-bedroom resale condos in suburban locations like Jurong West, Woodlands, or Sembawang transact well above S$600,000 before the foreigner stamp duty applies.
Good areas in Singapore such as Queenstown, Tiong Bahru, Katong, or Novena have 2-bedroom condos starting around S$1.2 million to S$1.8 million, which would require a foreigner to commit roughly S$2 million to S$3 million in total cash including ABSD.
A $300k USD 2-bedroom in Singapore simply does not exist in the market, so there is no typical size to report at this price point, and anyone offering such a deal should be treated with extreme caution and verified through official URA records.
Which places become "accessible" at $300k in Singapore as of 2026?
At $300,000 USD (around S$384,000), no new neighborhoods become accessible for property ownership in Singapore as a foreigner, because the gap between this budget and actual entry-level purchase costs (including the 60% ABSD) remains too large to bridge.
What $300k does make accessible is a stronger negotiating position if you are pursuing Singapore Permanent Residency, because PR status drops your ABSD to just 5%, which would suddenly make suburban condos in areas like Tampines, Pasir Ris, Bukit Batok, and Yishun financially realistic targets.
For a foreigner holding $300k with no PR pathway, the realistic "property" this unlocks is a comfortable long-term rental in nearly any neighborhood of Singapore, including nicer areas like Holland Village, Tanjong Pagar, or East Coast, while you continue saving toward an actual purchase.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Singapore.
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What does a $500k budget unlock in Singapore in 2026?
What's the typical size and location for $500k in Singapore in 2026?
As of early 2026, $500,000 USD (around S$640,000) as a purchase price would theoretically buy a small 350 to 450 square foot (35 to 45 square meter) studio or compact 1-bedroom in suburban Outside Central Region (OCR) locations like Woodlands, Yishun, Jurong West, or Punggol, but for foreigners, the 60% ABSD transforms this into an all-in cost exceeding S$1 million.
A $500k budget cannot buy a family home with outdoor space in Singapore, because landed properties (which have yards) are restricted for foreigners and priced in the multi-million dollar range, while ground-floor condo units with patios are equally expensive and rare.
If we ignore the ABSD problem for a moment, S$640,000 in Singapore's suburban condo market typically gets you a studio or small 1-bedroom with 1 bathroom, usually in a development that is 10 to 20 years old and located a bus ride rather than a walk from the nearest MRT station.
Finally, please note that we cover all the housing price data in Singapore here.
Which "premium" neighborhoods open up at $500k in Singapore in 2026?
At $500,000 USD (around S$640,000), no premium neighborhoods open up for foreign buyers in Singapore, because premium areas like Orchard, River Valley, Holland Village, Bukit Timah, and Marina Bay have entry-level condo prices starting around S$1.5 million to S$2.5 million before the massive ABSD is applied.
These neighborhoods are considered premium in Singapore because they offer proximity to high-end shopping and dining, prestigious school catchments, mature tree-lined streets, larger unit sizes, and brand-name developments from top developers like CapitaLand, City Developments, and GuocoLand.
For a foreigner with $500k total cash, the realistic expectation in Singapore is not premium neighborhood access but rather a strategic choice: either rent in a premium area while saving more, or commit the full $500k as part of a larger purchase (around S$800k to S$1 million property price) in a suburban location, accepting the S$480,000 to S$600,000 ABSD hit.
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 counts as "luxury" in Singapore in 2026?
At what amount does "luxury" start in Singapore right now?
In Singapore, properties generally start being considered luxury at around S$3 million (approximately US$2.35 million or EUR 2.15 million) for smaller units in prime Core Central Region (CCR) developments, with the definition tied more to location, developer reputation, and scarcity than to interior finishes alone.
The entry point to luxury real estate in Singapore typically means a freehold or 999-year leasehold condo in Districts 9, 10, or 11, built by a reputable developer, with concierge services, premium facilities, and unit sizes starting around 1,000 to 1,500 square feet for a 2-bedroom.
Compared to other global cities, Singapore's luxury threshold is similar to Hong Kong and London but higher than most Southeast Asian capitals, reflecting Singapore's status as a wealth hub with strong rule of law and limited land supply.
Mid-tier luxury in Singapore runs from around S$5 million to S$15 million (US$3.9 million to US$11.7 million), while top-tier trophy properties such as Good Class Bungalows (GCBs) and Sentosa Cove waterfront homes can reach S$50 million to over S$100 million, though foreigners need special approval for landed property.
Which areas are truly high-end in Singapore right now?
The truly high-end neighborhoods in Singapore are concentrated in District 9 (Orchard, Cairnhill, River Valley), District 10 (Tanglin, Holland Road, Bukit Timah), and District 11 (Newton, Novena), along with waterfront enclaves like Marina Bay, Tanjong Pagar, and Sentosa Cove.
These areas are considered truly high-end because they combine proximity to Orchard Road shopping, top international schools like Singapore American School and Tanglin Trust, embassy districts, low-density landed housing zones, and iconic developments like The Marq, Les Maisons Nassim, and Cape Royale.
The typical buyer profile in Singapore's high-end areas includes senior executives of multinational corporations, family offices relocating wealth to Singapore, successful entrepreneurs from the tech and finance sectors, and ultra-high-net-worth individuals seeking a stable, politically neutral base in Asia.
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How much does it really cost to buy, beyond the price, in Singapore in 2026?
What are the total closing costs in Singapore in 2026 as a percentage?
As of early 2026, total closing costs for a foreign buyer in Singapore typically reach around 64% to 68% of the purchase price, which is extraordinarily high compared to most other countries and is dominated by the 60% Additional Buyer's Stamp Duty (ABSD) for foreigners.
The realistic low-to-high range for closing costs in Singapore covers about 63% to 70% depending on the property price tier, with higher-value properties incurring slightly higher BSD percentages but the ABSD remaining flat at 60% regardless of price.
The specific fee categories that make up this total in Singapore are: ABSD at 60% (the largest by far), Buyer's Stamp Duty (BSD) at up to 6% on a tiered basis, legal and conveyancing fees around S$2,500 to S$5,000, and miscellaneous costs like valuation and mortgage-related fees if applicable.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Singapore.
How much are notary, registration, and legal fees in Singapore in 2026?
As of early 2026, Singapore does not use a notary system, so legal and conveyancing fees handled by a law firm typically cost between S$2,500 and S$5,000 (around US$1,950 to US$3,900 or EUR 1,800 to EUR 3,600), with stamp duty registration handled directly through IRAS at no additional registration fee beyond the duties themselves.
Legal fees in Singapore generally represent less than 0.5% of the property price for straightforward transactions, which is tiny compared to the stamp duties but can increase if there are title complications, multiple parties, or complex mortgage arrangements.
Of the transaction costs in Singapore, the stamp duties (ABSD and BSD) are overwhelmingly the most expensive components, with legal fees being almost negligible in comparison, which is the opposite of countries where notary and registration fees drive closing costs.
What annual property taxes should I expect in Singapore in 2026?
As of early 2026, annual property tax in Singapore for a typical private condominium ranges from around S$2,000 to S$8,000 (approximately US$1,560 to US$6,250 or EUR 1,450 to EUR 5,800), depending on the property's Annual Value and whether it is owner-occupied or rented out.
Property tax in Singapore is based on the Annual Value (estimated annual rent) rather than the purchase price, with owner-occupied residential properties taxed at progressive rates from 0% to 32%, while non-owner-occupied properties face higher rates from 12% to 36%.
Property taxes in Singapore vary significantly based on the property's rental potential: a modest suburban condo might have an Annual Value of S$24,000 (yielding around S$2,000 to S$4,000 in tax), while a prime district unit with S$80,000 Annual Value could face S$8,000 to S$20,000 annually, especially if not owner-occupied.
For 2026 specifically, IRAS has announced a one-off property tax rebate capped at S$500 for owner-occupied private residential properties and S$1,000 for HDB flats, which provides modest relief but does not fundamentally change the tax burden.
You can find the list of all property taxes, costs and fees when buying in Singapore here.
Is mortgage a viable option for foreigners in Singapore right now?
Obtaining a mortgage as a foreigner in Singapore is possible but challenging, and the bigger constraint is usually not the loan itself but the massive upfront cash required for the 60% ABSD, which cannot be financed and must be paid in cash within 14 days of signing the purchase agreement.
Foreign buyers in Singapore can typically access loan-to-value (LTV) ratios of around 60% to 75% depending on the bank and their income profile, with interest rates in early 2026 hovering around 3% to 4% for floating-rate packages tied to SORA (Singapore Overnight Rate Average).
To qualify for a mortgage in Singapore, foreign buyers generally need to provide proof of stable income (often requiring income to be remitted to Singapore or from a Singapore employer), 2 to 3 years of tax returns or employment records, and a minimum down payment of 25% in cash, plus the ability to show they can cover the ABSD separately.
You'll find our latest property market analysis about Singapore here.
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 should I predict for resale and growth in Singapore in 2026?
What property types resell fastest in Singapore in 2026?
As of early 2026, the property types that resell fastest in Singapore are mass-market 1 to 2 bedroom condominiums in the Outside Central Region (OCR) and Rest of Central Region (RCR) that are within a 10-minute walk of an MRT station, because these attract the largest pool of local and PR buyers who face much lower stamp duties.
The typical time on market to sell a well-priced condo in Singapore ranges from 4 to 12 weeks for competitively priced units in liquid locations, though overpriced or unusual properties (penthouses, very large units, 99-year leases nearing expiry) can sit for 6 months or longer.
What makes certain properties sell faster in Singapore specifically is MRT proximity (Singapore buyers are highly transit-oriented), remaining lease length (buyers strongly prefer freehold or leases with 70+ years remaining), and being "right-sized" for the majority buyer demographic, meaning 1 to 3 bedrooms rather than massive units.
The slowest-reselling property types in Singapore tend to be large-format luxury units (4+ bedrooms) in CCR locations where the buyer pool is narrow, older 99-year leasehold developments with 50 or fewer years remaining where banks restrict financing, and properties in districts with limited MRT access like some parts of the East Coast.
If you're interested, we cover all the best exit strategies in our real estate pack about Singapore.
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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 |
|---|---|---|
| IRAS ABSD Page | Official Singapore tax authority defining exact ABSD rates for all buyer types. | We used it to calculate the 60% foreigner stamp duty that dominates closing costs. We verified our all-in budget calculations against their worked examples. |
| IRAS BSD Page | Official source for tiered Buyer's Stamp Duty computation. | We used it to estimate baseline stamp duty every buyer pays. We combined it with ABSD to calculate realistic total closing costs. |
| Singapore Land Authority | Government regulator explaining what foreigners can legally purchase. | We used it to define which property types foreigners can buy. We explained why landed homes are off-limits without special approval. |
| URA Property Market Information | Official transaction search tool with actual caveat-lodged sale prices. | We used it to verify real transaction prices across all districts. We cross-checked portal asking prices against actual completed sales. |
| URA Private Residential Price Index | Official government index published on Singapore's open data portal. | We used it to establish overall market direction heading into 2026. We anchored our "current market" context to the latest index readings. |
| URA REALIS Methodology | Official definitions for CCR, RCR, and OCR regional classifications. | We used it to define prime versus city-fringe versus suburban areas consistently. We avoided mixing incompatible regional data. |
| CEA Consumer Guidance | Property agent regulator providing official buying process checklists. | We used it to outline the standard OTP to completion process. We grounded our scam-avoidance advice in official steps. |
| ERA Q4 2025 Report | Major agency research unit translating URA data into market insights. | We used it to understand regional price movements entering 2026. We triangulated mass-market versus prime segment trends. |
| CBRE Q4 2025 Commentary | Global research consultancy directly referencing URA's official index. | We used it to confirm the late-2025 price trend context. We ensured our market framing was not based on a single source. |
| SRX Price Index | Long-running Singapore housing data publisher with transparent methodology. | We used it to triangulate resale condo price movements. We cross-checked CCR, RCR, OCR segmentation against URA data. |
| MAS Exchange Rates | Singapore's central bank official exchange rate publication. | We used it to justify our USD to SGD conversion methodology. We based our FX assumptions on interbank mid-rates. |
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.