Can Foreigners Buy Property in Singapore? Condos, Landed Rules and 60% ABSD

Can foreigners buy property in Singapore? Yes, with limits. A foreigner can buy a condominium or apartment without government approval, but most landed homes need approval, and nearly all foreign buyers pay 60% Additional Buyer’s Stamp Duty on top of the usual stamp duty. This guide sets out what the rules allow, the exceptions under free trade agreements, and how the numbers look at a private condo such as LinkTown Residences (Hougang Central Residences), planned above Hougang MRT (NE14).

Who counts as a foreigner

Two different rulebooks use the word, and they draw the line in different places:

• Residential Property Act (ownership): a “foreign person” is anyone who is not a Singapore Citizen, Singapore company, Singapore limited liability partnership or Singapore society. Permanent residents fall into this group, so PRs also need approval for landed homes. Our guide to buying a condo as a PR covers the PR stamp duty rates.
• Stamp duty (ABSD): IRAS treats Singapore Citizens, PRs and foreigners as three separate profiles, with different rates for each.

What a foreigner can buy

Property type	Foreigner allowed?
Condominium unit or private apartment	Yes, no approval needed
Strata landed house inside an approved condominium development	Yes, no approval needed
Terrace, semi-detached or detached house; vacant residential land	Only with SLA approval
Townhouse or cluster house not in an approved condominium	Only with SLA approval
Landed home at Sentosa Cove	Only with SLA approval
HDB flat, new EC from a developer	No; HDB eligibility rules apply

Source: SLA, foreign ownership of property. SLA says landed applications are assessed case by case, generally requiring at least five years as a Singapore PR and an exceptional economic contribution, and that assessment takes about 30 working days once documents are complete.

Stamp duty: BSD plus 60% ABSD

Every buyer pays Buyer’s Stamp Duty on a tiered scale. Foreign individuals then pay ABSD of 60% on the purchase price or market value, whichever is higher, from the first property. The rate has applied since 27 April 2023. Entities pay 65%.

Joint purchases

If a foreigner buys together with a Singapore Citizen or PR, IRAS applies the highest ABSD rate among the buyers to the whole price. There is one important exception: a married couple that includes a Singapore Citizen, buying their first home in both names only and owning no other residential property, can get full ABSD remission. A Singaporean married to a foreign spouse can therefore buy their first home together without ABSD, if the conditions are met. See our guide to ABSD remission for married couples.

Free trade agreement nationals

IRAS grants the same stamp duty treatment as Singapore Citizens to:

• nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland; and
• nationals of the United States.

For these buyers, a first home carries no ABSD and a second is charged at the citizen rate of 20%. The remission is claimed when stamping; details are on IRAS’s FTA remission page.

Worked example at LinkTown Residences price points

Indicative unit	Price	BSD	ABSD at 60%	ABSD for an FTA national (1st home)
1-Bedroom + Study, 506 sq ft	S$1,265,000	S$35,200	S$759,000	Nil
2-Bedroom, 678 sq ft	S$1,695,000	S$54,350	S$1,017,000	Nil
3-Bedroom, 1,066 sq ft	S$2,665,000	S$102,850	S$1,599,000	Nil

For most foreign buyers, ABSD on a 2-bedroom here would be close to 60% of the unit price again, payable in cash soon after signing the Sale and Purchase Agreement. Try other figures below.

Financing as a foreigner

• Same MAS limits: TDSR of 55%, the 4% stress rate for private property and the LTV tiers apply to all borrowers.
• Bank policy can be stricter: banks set their own policies for foreign buyers and may lend less, treat overseas income more cautiously or ask for more documents.
• No CPF: foreigners do not have CPF savings, so the down payment, stamp duty and instalments are paid in cash or with the loan.
• Timing: for a new launch, the 5% booking fee, stamp duty and the 15% instalment all fall within about two months of booking. See the stamp duty on a new launch guide for the sequence.

Renting out and selling

Foreign owners follow the same rules as everyone else: a minimum rental period of three consecutive months for private homes, occupancy caps, stamp duty on each tenancy agreement and tax on rental income. Seller’s Stamp Duty applies if you sell within the holding period, which is four years for homes bought on or after 4 July 2025, as announced. Our note on renting out a condo covers the letting rules, and the investor page looks at LinkTown Residences from that angle.

Why foreign buyers look at Hougang Central

Hougang Central Residences sits above Hougang MRT on the North East Line, with a direct ride to Dhoby Ghaut and HarbourFront, and Hougang is set to become an interchange with the Cross Island Line (Phase 1 targeted around 2030). The development includes a new mall of about 300,000 sq ft and an integrated bus interchange. The location page maps the connections, and project details summarises what is known.

Register to get LinkTown Residences prices as soon as they’re released, so you can work out stamp duty for your own buyer profile.

Frequently asked questions

Can foreigners buy a condo in Singapore?

Yes. Under the Residential Property Act, a foreign person can buy a condominium unit, including a strata landed house within an approved condominium development, without approval. ABSD of 60% applies unless an FTA remission covers the buyer.

Can foreigners buy landed property in Singapore?

Only with approval from the Singapore Land Authority. SLA assesses applicants case by case; its stated criteria include being a Singapore PR for at least five years and making an exceptional economic contribution. Landed homes at Sentosa Cove also need approval.

Which foreigners pay the same ABSD as Singapore Citizens?

Under Singapore’s free trade agreements, nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland, and nationals of the United States, receive the same stamp duty treatment as Singapore Citizens, via a remission.

Can foreigners buy HDB flats or new ECs?

No. HDB flats and new Executive Condominiums from developers are subject to HDB eligibility rules, which require Singapore Citizen or PR applicants. Foreigners can buy an EC unit only once it is fully privatised.