What Property Can PRs and non-PR Foreigners Buy?

Singapore remains a global benchmark for stability, security, and exclusivity in real estate investment. While restrictions on foreign ownership maintain the integrity of the market, they also underscore the prestige associated with owning property in one of the world’s most advanced financial hubs.

TYPES OF PROPERTY FOR WHICH A FOREIGN PERSON CAN PURCHASE WITHOUT APPROVAL UNDER THE RESIDENTIAL PROPERTY ACT

Condominium unit;
Strata landed house in an approved condominium development;
A leasehold estate in a landed residential property for a term not exceeding 7 years, including any further term which may be granted by way of an option for renewal;
Shophouse (for commercial use);
Industrial and commercial properties;
Hotel (registered under the provisions of the Hotels Act); and
Executive condominium unit (Privatised EC that is more than 5 Years or 10 years old depending on whether you are PR or non-PR, buying alone or with others)

🏠 Can Foreigners Buy Property in Singapore?

Under the Residential Property Act, foreigners can buy certain types of private and public housing in Singapore, provided they meet specific conditions. Here’s a breakdown of what foreign buyers are generally eligible to purchase:

✅ Property Types Foreigners Can Buy

• Apartment or condominium units

• Strata-landed houses within approved condominium developments

• Leasehold estates in landed residential property (up to 7 years, including renewal options)

• Landed homes at Sentosa Cove (subject to SLA approval)

❓ Can a Foreigner Buy Landed Property in Singapore?

Yes — but with restrictions. Foreigners can purchase landed property only under special conditions and must apply for approval from the Land Dealings Approval Unit (LDAU) via the Singapore Land Authority (SLA).

📝 Requires SLA Approval:

• Vacant residential land

• Terrace houses

• Semi-detached houses

• Bungalows or detached houses

• Strata-landed homes not in approved condos (e.g., townhouses or cluster houses)

• Shophouses (for non-commercial use)

• Landed homes at Sentosa Cove

Approval is granted on a case-by-case basis, with preference given to applicants who demonstrate exceptional economic contributions to Singapore.

For landed properties outside Sentosa Cove, foreign investors must obtain approval from the Singapore Land Authority (SLA). Approval is discretionary and based on:

• Economic contribution to Singapore

• Intended use and architectural fit within the city’s planning goals

👤 Eligibility: Foreigners & PRs Buying Property in Singapore

Recent updates (e.g., Budget 2024 changes to BTO classifications) primarily affect citizens. Eligibility rules for PRs and foreigners remain mostly the same.

1. Non-PR Foreigners (Buying Alone)

• Can buy private property or privatised ECs (over 10 years old) only.

2. PRs (Buying Alone)

• Cannot buy new HDB flats (e.g., BTO, SBF).

• Cannot buy resale HDB flats alone.

• Can buy resale ECs (after 5-year MOP) and private property.

3. Two PRs (Buying Together)

• Eligible for:

  • Resale HDB flats (after 3 years of PR status)

  • Resale ECs (over 5 years old)

  • Privatised ECs (over 10 years old)

  • Private property

4. PR + Non-PR (Joint Purchase)

• Can buy:

  • Resale ECs (after 5-year MOP)

  • Privatised ECs (over 10 years old)

  • Private property

5. Two Non-PRs (Buying Together)

• Can buy:

  • Privatised ECs (over 10 years old)

  • Private property

6. Singaporean + Foreigner Couple

• Can buy:

  • 2-room Flexi BTO flats in non-mature estates

  • Resale flats (except 3Gen and Prime flats)

  • Private property

💡 Note: In HDB flat purchases, the foreign spouse may only be listed as an essential occupier, not co-owner.

💰 Tax Regulations for Foreign Property Investors

1. Additional Buyer’s Stamp Duty (ABSD)

As of 2023, foreigners are required to pay 60% ABSD on any residential property purchase. This policy reinforces Singapore’s priority on domestic homeownership while preserving the exclusivity of its property market.

ABSD Exemptions: Citizens and PRs of certain countries—such as the United States, Switzerland, Liechtenstein, Norway, and Iceland—may qualify for ABSD remission under Free Trade Agreements.

2. Buyer’s Stamp Duty (BSD)

BSD applies to all property purchases:

💼 Do You Need to Pay ABSD?

Yes, foreigners and PRs must pay Additional Buyer’s Stamp Duty (ABSD) on top of Buyer’s Stamp Duty (BSD).

Rates and computation

ABSD Rates on the higher of the purchase price or market value

• Exceptions: U.S. citizens and nationals/PRs from Switzerland, Liechtenstein, Norway, and Iceland may be eligible for ABSD remission

Use IRAS’s official guide or a stamp duty calculator to determine your exact costs.

🧾 Steps to Buying Property in Singapore

1. Check Loan Eligibility

Use online tools or get pre-qualified for a home loan to know your budget.

2. Know Your Stamp Duties

Use a stamp duty calculator to compute BSD and ABSD.

3. Explore Listings

Look for suitable resale flats, ECs, or private condos based on location, budget, and lifestyle needs.

4. Hire a Property Agent

An agent helps with paperwork, negotiations, and compliance with regulations.

5. Apply for a Bank Loan

Foreigners can get up to 75% financing from banks (no HDB loan). Choose between fixed or floating rate options.

6. Seal the Deal

• For HDB Resale Flats: Start via the HDB Flat Portal.

• For Private Property:

  • Pay 1% option fee

  • Secure financing

  • Pay 4% to exercise the option

  • Make a minimum 25% downpayment (foreigners must pay in cash; PRs can use CPF)

📄 Planning to Buy an HDB Flat?

You’ll need to apply for the HDB Flat Eligibility (HFE) letter. This determines your:

• Eligibility to buy

• CPF Housing Grant amount

• HDB loan amount

Mixed nationality couples (Singaporean + foreigner) may buy:

• 2-room Flexi BTO

• Resale flats (except 3Gen and PLH flats)

🔐 Non-resident spouses must be at least 21 years old and hold a valid Work Pass or Long Term Visit Pass.

🏗️ Strategic Investment Opportunities in 2025

Despite regulatory hurdles, Singapore offers a resilient and high-performing luxury property market. Key opportunities include:

🔸 Urban Transformation Zones

• Greater Southern Waterfront: A large-scale redevelopment transforming former port areas into premium residential and commercial districts.

• Punggol Digital District: A hub for technology, innovation, and higher education—poised to attract long-term talent and rental demand.

These areas offer strong capital appreciation potential for forward-thinking investors.

🔸 Green & Smart Homes

Singapore is leading the charge in sustainable real estate. Investors are drawn to:

• Green-certified buildings

• Energy-efficient architecture

• Smart home integrations

These properties not only support environmental goals but also see higher rental yields and long-term appreciation.

🔸 Resilient Rental Demand

With a steady influx of expatriates and multinational businesses, luxury condominiums in central districts like Orchard, Marina Bay, and Sentosa continue to command strong rental interest.

🔍 Expert Guidance for Foreign Investors

✔️ Work with Local Experts

Navigating Singapore’s real estate ecosystem requires experienced professionals, including:

• Licensed property agents

• Real estate lawyers

• Financial advisors

Engage Janice Ong who is a licensed property agent in Singapore and has network connection to lawyers, financial advisors which she can recommend to you.

🔒 Singapore: A Legacy Investment Destination

Singapore’s real estate market is designed for longevity, prestige, and growth. While foreign buyers face tighter entry barriers, those with a long-term view, financial discipline, and expert advice can unlock world-class opportunities.

Owning a property in Singapore is more than an investment—it’s a symbol of global success and a legacy for generations.

Disclaimer: The information is provided for general information only.  Information may change due to changes in Singapore regulation law.