Key points
- Foreigners can buy private condos and apartments without government approval.
- Landed homes need approval, which is rarely given outside Sentosa Cove. HDB flats are off limits.
- Foreigners pay 60% ABSD plus Buyer’s Stamp Duty on any residential purchase.
- US nationals, and nationals and PRs of Iceland, Liechtenstein, Norway and Switzerland, pay the same stamp duty as Singapore Citizens.
- There is no capital gains tax on a home held as an investment, but rental income is taxed.
Yes. Singapore is one of the more open property markets in Asia for foreign buyers of apartments. What holds most foreign buyers back is the tax: since April 2023, foreigners pay 60% Additional Buyer’s Stamp Duty.
What foreigners can buy
Under the Residential Property Act, a foreigner is anyone who is not a Singapore Citizen. Permanent Residents count as foreigners under this Act for landed property, although they are taxed at lower ABSD rates.
No approval needed
- Any unit in a condominium or apartment building
- Strata landed homes inside an approved condominium development
- Executive condominiums that are more than 10 years old, once they are fully privatised
Approval needed
- Landed homes: terrace houses, semi-detached houses and bungalows. Applications go to the Land Dealings Approval Unit of the Singapore Land Authority. On the mainland, approval is rare and generally needs permanent residence and an exceptional economic contribution.
- Landed homes in Sentosa Cove. This is the one area where foreigners who are not PRs are regularly approved, for owner-occupation only.
Not allowed
- HDB flats
- New executive condominiums
How much tax a foreign buyer pays
A foreigner pays the same Buyer’s Stamp Duty as everyone else, plus 60% ABSD on the full price.
| Price | BSD | ABSD (60%) | Total duty |
|---|---|---|---|
| $1,500,000 | $44,600 | $900,000 | $944,600 |
| $2,500,000 | $94,600 | $1,500,000 | $1,594,600 |
| $5,000,000 | $239,600 | $3,000,000 | $3,239,600 |
Stamp duty is due within 14 days of signing and cannot be financed with a mortgage.
Who is exempt from the 60% rate
Free trade agreements give some buyers the same stamp duty treatment as Singapore Citizens. That means 0% ABSD on a first home.
- United States: nationals
- Iceland, Liechtenstein, Norway and Switzerland: nationals and permanent residents
Two other routes reduce the rate:
- Becoming a Permanent Resident. PRs pay 5% on a first home. ABSD already paid is not refunded if you get PR later.
- Marrying a Singapore Citizen. A foreigner buying a first matrimonial home jointly with a citizen spouse can get full ABSD remission, provided neither owns another home.
Financing
Foreigners can borrow from banks in Singapore under the same rules as residents: a maximum loan of 75% of the price for a first housing loan, and total debt repayments capped at 55% of income. See How much condo can I afford?
Expect closer scrutiny if your income is earned overseas. Banks typically discount foreign income and may offer a lower loan percentage. Foreigners cannot use CPF, so the 25% downpayment and all stamp duty must be in cash.
Taxes after you buy
- Property tax is charged every year. A home that is rented out or left vacant is taxed at 12% to 36% of its annual value. See Property tax in Singapore.
- Rental income is taxable. Non-resident individuals pay a flat 24% on net rental income.
- Capital gains from selling a home held as an investment are not taxed. Seller’s Stamp Duty applies if you sell within four years.
- Estate duty does not exist in Singapore.
Where foreign buyers look
Most foreign purchases are in the prime central districts, where the rental market for expatriates is deepest: District 9 (Orchard, River Valley), District 10 (Tanglin, Bukit Timah), District 11 (Novena, Newton), the Marina Bay area and Sentosa.
Frequently asked questions
Can a foreigner buy a condo in Singapore without living there?
Yes. There is no residency requirement for buying a private condo or apartment. You do not need a work pass or permanent residence.
Can foreigners get a home loan in Singapore?
Yes. Banks in Singapore lend to foreigners, subject to the same loan-to-value and debt servicing rules as residents. In practice banks may lend a lower percentage to buyers whose income is earned overseas.
Can foreigners buy landed property in Singapore?
Only with approval from the Singapore Land Authority. Approval is rarely granted on the mainland and usually requires permanent residence and a significant economic contribution. Landed homes in Sentosa Cove are easier, but still need approval.
Do permanent residents pay ABSD?
Yes. Singapore Permanent Residents pay 5% ABSD on a first home, 30% on a second and 35% on a third or later home.
Is there inheritance tax on Singapore property?
No. Singapore abolished estate duty in 2008.
Sources
- Singapore Land Authority (Land Dealings Approval Unit)
- IRAS: Additional Buyer’s Stamp Duty (ABSD)
- IRAS: Tax on rental income for non-residents
This guide is general information, not tax, legal or financial advice. Rules change; check the official source before you commit.
Keep reading
ABSD in Singapore: rates, remissions and worked examples
Current ABSD rates for every buyer profile, how joint purchases are taxed, and the refund rules for married couples.
BuyingHow to buy a condo in Singapore: step by step
From loan approval to collecting keys: the timeline, the paperwork and all the costs.
MarketCCR, RCR and OCR explained: Singapore’s three property regions
Which districts are prime, city fringe or suburban, and how prices in each have moved since 2009.