Buying property in Singapore as a foreigner

Singapore citizens, Singapore companies, limited liability partnerships and societies are not foreign persons under the Residential Property Act (the SLA page lists the clearance certificate for landed property bought by the three entity types). Additional Buyer's Stamp Duty by property count for citizens: none on a first residential property, 20 percent on a second, 30 percent on a third and later.

• IRAS: nationals of the United States are accorded the same stamp duty treatment as Singapore citizens under the free trade agreement, so no Additional Buyer's Stamp Duty on a first residential property and the citizen rates (20 percent second, 30 percent third and later) after that.
• A Singapore permanent resident who is also a US citizen is given the same treatment (IRAS FAQ).
• The remission is claimed when stamping through the IRAS portal.
• It concerns stamp duty only.

IRAS: nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland are accorded the same stamp duty treatment as Singapore citizens under the free trade agreement (Additional Buyer's Stamp Duty: none on a first residential property, 20 percent second, 30 percent third and later). The remission is claimed through the IRAS portal when stamping; it concerns stamp duty only.

• Permanent residents are foreign persons under the Act.
• Landed residential property (vacant residential land, terrace, semi detached and detached houses, strata landed houses outside an approved condominium development such as townhouses and cluster houses, landed property at Sentosa Cove, shophouses for non commercial use, association premises, places of worship, workers' dormitories and serviced apartments) needs approval from the Land Dealings Approval Unit of the Singapore Land Authority.
• Case by case criteria: permanent resident for at least five years and exceptional economic contribution (assessed using factors such as Singapore taxable employment income).
• Permanent residents are generally allowed to buy only restricted residential property not exceeding 15,000 square feet and outside good class bungalow areas.
• Sentosa Cove: land area up to 1,800 square metres, sole use as the family dwelling and not for rental.
• In principle approval can be sought before a property is chosen; details of the property follow within one year of the approval letter or it lapses, with no extension; assessment takes about 30 working days from receipt of all documents.
• Appeals are possible within three months of the decision letter.

Foreign persons without permanent residence need Land Dealings Approval Unit approval for the same restricted residential property types. A foreign beneficiary who inherits restricted property needs approval on the same criteria; if refused, the personal representatives must dispose of the beneficiary's interest within 5 years of the death, with an extension possible on application (SLA FAQ).

• Land zoned commercial and residential: since 20 July 2023 it is residential property under the Act, so foreign persons need approval to acquire it.
• Owners who held it earlier, or whose option was granted before 20 July 2023 and exercised on or before 9 August 2023, may retain it as is without approval, but redevelopment needs approval.
• A foreign beneficiary of an owner who died on or after 20 July 2023 needs approval.

No Residential Property Act approval is needed for condominium units, flat units in approved developments, strata landed houses within an approved condominium development, executive condominium units, shophouses for commercial use, industrial and commercial properties, hotels registered under the Hotels Act, or leases of landed residential property not exceeding seven years including renewal options (SLA). HDB flats are listed by the SLA as not needing approval under the Act, but HDB eligibility rules apply separately (see the HDB rule).

• HDB public housing: the buyer of a resale flat must be a Singapore citizen or Singapore permanent resident aged at least 21 who forms a core family nucleus with at least one other citizen or permanent resident as co buyer or listed occupier (HDB resale terms updated 7 September 2026, clause 21.5).
• A foreign person who is not a permanent resident is not an eligible buyer.
• The 2011 Ministry of Finance announcement states the same: only citizens and permanent residents are eligible HDB flat lessees.

Permanent resident buyers of an HDB resale flat must have held permanent resident status for at least 3 years at the time of applying for the flat eligibility letter (clause 21.7); a household that includes a permanent resident cannot rent out the whole flat even after the 5 year minimum occupation period, and a permanent resident household must dispose of the flat within six months of buying other residential property in Singapore after that period (clause on minimum occupation).

Catch all for every other nationality: a foreign person, including a company or trustee, pays Additional Buyer's Stamp Duty of 60 percent (individuals) or 65 percent (entities and trustees) on any residential purchase, effective 27 April 2023, and needs Act approval for restricted property. Housing developers who are not Singapore companies need a Qualifying Certificate before buying restricted land to build homes for sale; publicly listed developers with a substantial connection to Singapore can apply for exemption.