By The Address desk · Last verified 7 October 2026
A foreigner can buy a condominium or apartment unit in Singapore without any approval, including a strata landed house inside an approved condominium development. Landed homes such as terraces, semi-detached houses and bungalows, vacant residential land and landed property at Sentosa Cove need approval from the Singapore Land Authority, which is generally given only to PRs of at least five years who make an exceptional economic contribution. Non-PR foreigners cannot buy HDB flats. On top of the normal Buyer’s Stamp Duty, foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) as of October 2026, unless a free trade agreement gives them citizen treatment.
The rules are clear once you sort homes into two piles: what you can simply buy, and what needs a yes from the state. Then it is all about the sums.
Quick facts
- Foreign ownership of residential property is governed by the Residential Property Act and administered by SLA’s Land Dealings Approval Unit.
- Condo units, flat units in private developments and strata landed houses in approved condominium developments need no approval.
- Approval for restricted property takes about 30 working days for a complete application.
- ABSD for foreigners is 60% of the price or value on any residential purchase, since 27 April 2023.
- Nationals and PRs of Iceland, Liechtenstein, Norway and Switzerland, and nationals of the United States, get the same stamp duty treatment as Singapore citizens.
- Stamp duty is due within 14 days of signing the purchase document.
What can a foreigner buy?
| Property type | Can a foreigner buy it? |
|---|---|
| Condominium or apartment unit | Yes, no approval needed |
| Strata landed house inside an approved condominium development | Yes, no approval needed |
| Terrace, semi-detached house or bungalow | Only with SLA approval |
| Vacant residential land | Only with SLA approval |
| Landed home at Sentosa Cove | Only with SLA approval |
| Strata landed house outside an approved condominium development | Only with SLA approval |
| HDB flat | Not for non-PR foreigners; PR households may buy resale flats if they meet HDB’s rules |
| Executive Condominium | Not new from the developer; only once the EC is fully privatised |
| Commercial shophouse, industrial property, hotel | Yes, these are not restricted residential property |
Who gets approval for a landed home?
SLA assesses each application, and the published criteria are demanding: you should be a Singapore permanent resident for at least five years and show an exceptional economic contribution to Singapore, judged by factors such as your assessable employment income. Approval, when given, comes with conditions, so read the approval letter carefully before you sign anything binding.
The duties: what a foreign buyer pays
Every buyer pays Buyer’s Stamp Duty on a tiered scale. ABSD is added on top, and it depends on your residency status and how many homes you own.
| Buyer | 1st home | 2nd home | 3rd and later |
|---|---|---|---|
| Singapore citizen | 0% | 20% | 30% |
| Permanent resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity or trust | 65% | 65% | 65% |
Rates in force since 27 April 2023 and unchanged as of October 2026. Check IRAS before you sign, because cooling measures can change overnight.
Worked example: a $1.5 million condo
- Buyer’s Stamp Duty: 1% on the first $180,000 ($1,800), 2% on the next $180,000 ($3,600), 3% on the next $640,000 ($19,200) and 4% on the remaining $500,000 ($20,000), totalling $44,600.
- ABSD at 60%: $900,000.
- Total stamp duty: $944,600, due within 14 days of signing, in cash; it cannot be borrowed from the bank as part of the home loan.
- For an American citizen buying a first home, the FTA treatment means no ABSD, so only the $44,600 BSD applies.
Other rules worth knowing
- Seller’s Stamp Duty applies to everyone, foreigners included, if you sell within the holding period.
- Home loans follow the same MAS loan limits and debt servicing rules as for locals; banks may set their own extra criteria for non-residents.
- CPF cannot be used by foreigners who are not CPF members; PRs who are members can use it, subject to CPF rules.
- PR households and HDB: a PR who has held status for at least three years, buying with another qualifying SC or PR, may buy a resale flat, subject to the SPR quota; new flats are for citizens.
The WahLiao Verdict
If you are a foreigner who loves Singapore, a condo is the open door, and the 60% ABSD is the toll. On most homes, that toll is large enough that renting is the sensible choice unless you plan to stay for many years, or you hold one of the FTA nationalities that pay as a citizen would. Check your nationality against the IRAS list first, budget the stamp duty in cash, and leave landed dreams until you have PR status and a strong case for SLA.
Questions people ask
Can a foreigner own a condo jointly with a Singaporean spouse?
Yes. For joint purchases, ABSD is generally charged at the highest rate that applies among the buyers, though IRAS has a remission for some married couples where one spouse is a citizen. Check the conditions on the IRAS site before you sign.
Are US permanent residents covered by the FTA treatment?
No. For the United States, only nationals qualify. For Iceland, Liechtenstein, Norway and Switzerland, both nationals and permanent residents qualify.
Can a foreigner buy a landed house at Sentosa Cove?
Only with SLA approval, assessed on the same criteria as other restricted property. Condo units at Sentosa Cove do not need approval.
Does becoming a PR later refund my ABSD?
No refund is given for a later change of status; ABSD is fixed by your profile on the date you buy. Ask IRAS directly if you have an unusual case.
Sources: Singapore Land Authority, foreign ownership of property; IRAS, Additional Buyer’s Stamp Duty and FTA treatment; Ministry of Finance, ABSD rates from 27 April 2023; HDB, EIP and SPR quota. The Address explains; it does not advise.
Read next: Buyer’s Stamp Duty and ABSD: What You Pay When You Buy Property in Singapore · HDB Ethnic and PR Quotas: How the EIP and SPR Limits Affect Resale · Back to The Address
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