Singapore allows foreign property ownership, but under tight regulation to preserve sustainability in its housing market. Foreigners can purchase certain types of private property freely, while others, like landed homes, require special approvals.

1. Who Is Considered a Foreigner?

Under the Residential Property Act, a “foreign person” is anyone who is not:

• A Singapore citizen
• A locally incorporated company, LLP, or society

This includes Singapore Permanent Residents (SPRs), who face the same restrictions as foreign nationals.

2. What Types of Properties Can Foreigners Buy?

Allowed Without Approval:

• Private condominiums & apartments
• Privatised ECs (10+ years since TOP)
• Strata-landed units within approved condo developments
• Leasehold landed property (≤ 7 years)
• Commercial-use shophouses & hotels

Restricted- Requires LDAU Approval:

• Vacant land
• Terrace, semi‑detached, bungalows
• Townhouses/cluster houses
  Approval is selective and requires proof of long-term residency and economic contributions.

3. Can Foreigners Buy HDB Flats in Singapore?

Short answer: YES, for SPR and YES, if there is 1 Singapore citizen (Matrimonial) 

• Foreigners alone can only buy privatised ECs (over 10 years old), these are treated as private properties.
• Married to a Singapore citizen spouse, foreigners can access:
  1. 2-room flexi BTO flats (non-mature estates)
  2. Resale HDB flats
  3. Resale ECs (after 5-year MOP)
  4. Privatised ECs
   
• A married SPR-SPR couple can buy resale HDB flats after both have attained 3 years of PR status, resale ECs after 5 years of MOP, and privatised ECs alone.

These rules reflect the balancing act between inclusivity and safeguarding public housing.

4. What Is LDAU Approval and Its Requirements?

The Land Dealings Approval Unit (LDAU) under the SLA reviews applications for foreigners wishing to purchase restricted landed properties. Criteria include:

• Minimum 5 years of PR status
  
• Demonstrable exceptional economic contribution
• Commitment to owner-occupancy and not rent out the property
• Agreement not to sell within 5 years of purchase or TOP/CSC

Processing takes around 30 working days, though complex cases may take longer.

5. Stamp Duties & Taxes for Foreign Buyers

Foreign buyers face steep tax burdens:

These taxes make property ownership far costlier for non-citizens.

6. ABSD Remission Under Free Trade Agreements (FTAs)

Foreign nationals or Permanent Residents (PRs) from countries with an FTA with Singapore may be exempted from ABSD on their first residential property purchase. Eligible countries include:

• United States
• Iceland
• Norway
• Liechtenstein
• Switzerland

Foreigners and PRs from these countries enjoy the same stamp duty treatment as Singapore Citizens for their first property purchase

7. Property Tax and Ongoing Costs

Foreign-owned, non-owner-occupied properties incur higher property tax rates, based on annual value, which is a significant ongoing expense to factor in.

8. Why Foreigners Still Invest in Singapore

Despite restrictions, Singapore remains highly attractive due to:

• Political and economic stability
• Robust legal system
• Consistent real estate demand and expected long-term value growth
• Trust structures used by high-net-worth investors to navigate restrictions.

9. Summary Table

10. Final Thoughts & Next Steps

• Condos and privatised ECs remain the easiest route for foreigners in 2025.
• Resale public housing is accessible only under family or PR-related schemes.
• Landed homes require stringent LDAU approval.
• The 60% ABSD, BSD, and property tax make upfront and ongoing costs significant.

If you’re considering purchasing property in Singapore, I strongly recommend consulting a Fairloan Mortgage Advisor or legal specialist to navigate eligibility, structure financing, and optimise costs.