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Can Foreigners Buy Property in Singapore?
Yes — foreigners can buy most types of private residential property in Singapore without restriction. Singapore has one of the most open property markets in Asia, welcoming foreign investment in private condominiums and apartments. However, specific rules, taxes, and restrictions apply that make it critically important for foreign buyers to understand Singapore’s property framework before committing to a purchase.
What Property Can Foreigners Buy in Singapore?
| Property Type | Foreigners Eligible? | ABSD |
|---|---|---|
| Private condominium / apartment | ✅ Yes, freely | 60% |
| Commercial / industrial property | ✅ Yes, freely | 0% (no residential ABSD) |
| Shophouse (commercial) | ✅ Yes | 0% |
| Strata-titled landed (e.g. cluster houses) | ✅ Yes (within condo developments) | 60% |
| Freehold / 999-year landed (detached, semi-D, terrace) | ❌ Restricted — SLA approval required | 60% + approval |
| HDB flat (resale) | ❌ No | N/A |
| New Executive Condominium (EC) | ❌ No (only SC and SC/PR couples) | N/A |
| EC resale (after 10-year privatisation) | ✅ Yes — EC becomes fully private | 60% |
ABSD for Foreigners in Singapore 2026 — 60%
The Additional Buyer’s Stamp Duty (ABSD) for foreigners buying residential property in Singapore is 60% on the purchase price or market value, whichever is higher. This rate was doubled from 30% to 60% in April 2023 as part of major property cooling measures.
Example: A foreigner buying a $2,000,000 condo pays:
- BSD: ~$54,600
- ABSD: $1,200,000 (60%)
- Total stamp duties: ~$1,254,600 on a $2M purchase
Despite the punishing ABSD rate, Singapore continues to attract ultra-high-net-worth foreign buyers due to the city-state’s political stability, rule of law, strong SGD, and safe-haven status.
ABSD Exemptions for Foreigners
Limited exemptions exist for foreign nationals:
- Nationals of the United States, Switzerland, Iceland, Liechtenstein, or Norway: Eligible for SC-equivalent ABSD rates under Free Trade Agreement provisions (0% for first property, 20% for second)
- Permanent Residents (PRs): Not foreigners — PRs pay 5% ABSD on first property, 30% on second
Best Singapore Properties for Foreign Buyers 2026
Despite the 60% ABSD, foreign buyers continue to transact in Singapore’s property market, particularly in:
- Ultra-luxury CCR condominiums: Orchard Boulevard, Marina Bay, Sentosa Cove — where capital preservation and lifestyle value justify the ABSD outlay
- Sentosa Cove landed houses: The only area where foreigners can buy landed property without SLA approval (as Sentosa Cove is designated for foreign ownership)
- Commercial shophouses: No ABSD — popular with Indonesian and Malaysian investors seeking Singapore commercial exposure without the residential ABSD burden
- Mixed-use developments with commercial components: The commercial portion is ABSD-free
Getting PR Status to Reduce ABSD
Many foreign professionals living and working in Singapore apply for Permanent Residency (PR) specifically to reduce their property ABSD burden from 60% to 5% (for a first property). PR applications are evaluated by the Immigration & Checkpoints Authority (ICA) based on employment, economic contributions, and family ties. Processing times vary from 6 months to 2+ years.
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