Freehold land. Rule of law. 0% capital gains tax. Full foreign ownership.
We guide you from eligibility to keys — wherever you are in the world.
ABSD + net yield modelled · Fully remote · No pitch
60+ yrs
Unbroken price growth
0%
Capital gains tax
AAA
Sovereign credit rating
100%
Foreign condo ownership
Eligibility
Can foreigners buy in Singapore?
Yes — for private condos and almost all commercial property. Restricted on landed and on ECs in their first 10 years. Here's exactly what each property type allows.
Open to Foreigners
Private Condo
Foreigners can buy any private residential apartment or condominium unit in Singapore with no restriction on the number of units. You get full legal freehold or leasehold title.
No quota. No minimum stay. You don't need to be physically present to complete the purchase.
After 10 Years Only
Executive Condo (EC)
ECs are a hybrid public-private product. For the first 10 years, they're restricted to Singapore Citizens and PRs. Only after full privatisation (10 years from TOP) can foreigners purchase on the resale market.
ECs can offer attractive resale pricing compared to equivalent private condos post-privatisation.
Citizens Only
Landed Property
Landed residential properties (terraces, semi-detached, bungalows) are restricted to Singapore Citizens. Foreigners require approval from the Land Dealings Approval Unit (LDAU) — rarely granted on the mainland, but possible on Sentosa Cove.
See the Sentosa Cove exception below for the only foreign-friendly landed route.
Conditional · LDAU Approval
Sentosa Cove — the only foreign landed exception
Foreigners may purchase landed property in Sentosa Cove only — Singapore's gated waterfront enclave. Bungalows, semi-detached houses, and waterfront villas with private berths (Treasure Island, Coral Island, Paradise Island) are eligible. Every transaction requires LDAU approval and the property must be for owner-occupation. The 60% foreigner ABSD still applies, on top of BSD.
Key details
Location: Restricted solely to Sentosa Cove.
Property types: Bungalows, semi-detached, villas (often with private berths).
Approval: Apply to the Land Dealings Approval Unit (LDAU), Singapore Land Authority.
Ownership: Generally owner-occupation only — rental is not permitted.
Stamp duties: 60% ABSD on top of progressive BSD (1–6%).
Price range: Entry from S$10M; most stock S$15M–S$30M+.
Restrictions to know
Resale only: Most opportunities are resale units.
No rental income: Foreign-owned Sentosa landed must be for personal use.
Approval not guaranteed: Higher success rate than mainland, but not automatic.
Most active listings sit in the S$15M–S$30M+ range
Sentosa Cove is the single foreign-buyer carve-out for landed in Singapore. Mainland landed (Good Class Bungalow areas, terrace and semi-D) is closed to non-citizens — LDAU approvals there are exceptionally rare and tied to economic-contribution criteria.
Open + Zero ABSD
Commercial Property — the route most foreigners miss
Foreigners can buy shophouses (commercial-zoned), strata retail, industrial (B1/B2), strata office, serviced apartments and mixed-use commercial with no Residential Property Act restrictions. Critically: zero ABSD — the 60% surcharge applies only to residential. BSD is capped at 5% (vs 6% on residential), there's no Seller's Stamp Duty lock-in, and gross yields are typically 4–7% vs 2–3% on residential.
Shophouse rule: foreigners may buy any shophouse that is not residentially zoned. Pure commercial-zoned shophouses (Telok Ayer, Boat Quay, Tanjong Pagar conservation) are open. Mixed-use shophouses with residential upper floors require approval from LDA.
On residential, foreigners pay 60% ABSD on top of BSD. On commercial, ABSD is zero. Toggle below to see the gap on your numbers.
FTA Treaty Notice
Treated as Singapore Citizens
If you're a national or PR of 5 specific countries, you skip the 60% foreigner ABSD.
Under Singapore's Free Trade Agreements, nationals and Permanent Residents of the United States, Switzerland, Norway, Iceland, and Liechtenstein receive the same stamp duty treatment as Singapore Citizens — 0% ABSD on your first residential property, 20% on the second, 30% on the third or more. Pick the matching option in the calculator below to see the actual cost.
United StatesSwitzerlandNorwayIcelandLiechtenstein
Key in your numbers
Pick property type, enter price & residency. The right column updates live.
Save 60% ABSD
Seller is GST-registered · adds 9% GST on commercial purchases
Tick if buying from a GST-registered company. Most institutional / dev sellers are. Private individual sellers usually aren't.
ABSD Notice
Most foreigners pay 60% ABSD
Additional Buyer's Stamp Duty (ABSD)
S$1,200,000
60% of purchase price
Buyer's Stamp Duty (BSD)
S$69,600
Progressive rate 1–6%
GST (commercial · 9%)
S$180,000
Only if seller is GST-registered
Total Tax Bill
S$1,269,600
63.5% of purchase price
Commercial saves you
S$1,200,000
vs residential at the same purchase price — purely from skipping ABSD.
BSD is progressive (residential: 1–6%, capped at 6% above $3M · commercial: 1–5%, capped at 5% above $1.5M). ABSD applies only to residential. GST applies if commercial seller is GST-registered. Estimates only — confirm with a Singapore conveyancing lawyer before exercising OTP.
The Arbitrage
Zero ABSD. The route most foreigners miss.
Singapore's 60% foreigner ABSD applies only to residential. Commercial property — shophouses (commercial-zoned), strata retail, industrial, office, and serviced apartments — is exempt. The same S$2M deployed differently saves you over a million dollars in tax.
Residential · S$2M
Condo / Landed
ABSD (60%)S$1,200,000
BSD (progressive 1–6%)S$69,600
GST—
SSD lock3 years
Total tax bill
S$1,269,600
Commercial · S$2M
Shophouse / Retail / Industrial / Office
ABSDS$0
BSD (progressive 1–5%)S$69,600
GST (9%, if seller GST-registered)S$180,000
SSD lockNone
Total tax bill
S$249,600
SAVE S$1,020,000+
Shophouse
Heritage conservation buildings, typically freehold. Prime trophy asset for HNW foreign buyers — capital-appreciation play with strong rental floor.
TenureFreehold typical
Loan LTV70–80%
Gross yield3.0–4.5%
EntryS$5M – $40M+
Zoning rule: Foreigners can buy only if the shophouse is not residentially zoned. Pure commercial-zoned shophouses (Telok Ayer, Boat Quay, Tanjong Pagar conservation) are open. Mixed-use shophouses with residential upper floors require approval.
Strata Retail
Individual retail units inside malls, mixed-use developments and tourist precincts. Liquid market, shorter lease cycles, F&B tenants common.
Tenure99-yr / freehold
Loan LTV70–80%
Gross yield4.0–6.0%
EntryS$800K – $5M
Watch: Trade mix and footfall risk — vet the mall's tenant rotation and effective rents before committing.
Industrial (B1 / B2)
Warehouses, light industrial (B1) and heavy industrial (B2). The highest gross yields in Singapore real estate, but with the most operating-company conditions.
Tenure30 / 60-yr leasehold
Loan LTV60–80%
Gross yield5.0–7.5%
EntryS$700K – $5M
JTC rules: Many industrial sites carry JTC anchor-occupancy or operating-company conditions — purchase often via SG-incorporated entity. Strata B1 freehold (private estates) is the simplest foreign-friendly route.
Strata Office
CBD strata-office floors and units — Suntec, Samsung Hub, GB Building, Prudential Tower. Institutional-quality tenants, longer leases, capital-stable.
Tenure99-yr / freehold
Loan LTV70–80%
Gross yield3.5–5.0%
EntryS$1.5M – $10M
Watch: Strata office liquidity is thinner than retail — exit strategy matters. Best held 7+ years.
Serviced Apartments / Hotel Suites
Hospitality-zoned strata units with hotel operator. Cashflow asset — yields are operator-managed, hands-off ownership. Treated as commercial — foreigners welcome.
Tenure99-yr typical
Loan LTV60–75%
Gross yield4.5–6.5%
EntryS$700K – $3M
Watch: Operator agreement terms (mandatory pooling, exit clauses) materially affect realised yield — read the deed of mutual covenants carefully.
Mixed-Use Commercial Strata
Mixed-use developments where the commercial portion (retail / office / F&B podium) is sold separately from any residential. Grade-A cashflow with diversified tenant base.
Tenure99-yr typical
Loan LTV70–80%
Gross yield3.8–5.5%
EntryS$1.2M – $8M
Watch: Confirm the strata title is purely commercial — residential strata in the same development is NOT exempt from ABSD.
Commercial Property Rules · For Foreign Buyers
What's different versus residential
Zero ABSD. No 60% foreigner surcharge — the entire reason this route works.
BSD capped at 5%. Same progressive bands up to $1.5M, then a flat 5% (vs 6% on residential above $3M).
GST 9% may apply. Only if the seller is GST-registered. Many private-individual sellers aren't — the 9% is avoidable on those deals.
No Seller's Stamp Duty. Residential locks you in for 3 years. Commercial has no SSD — full flexibility on exit.
Loan LTV 70–80%. Slightly tighter than the 75% on residential. Some banks lend to foreign individuals; others require an SG entity.
Higher gross yields. Typical 4–7% vs residential's 2–3% — cashflow is built into the asset class.
Property tax 10%. Flat 10% of annual value (non-owner-occupied) — same as residential investment but predictable.
Foreign ownership: open. No Residential Property Act restrictions on commercial titles. Buy in personal name or via SG-incorporated entity for tax planning.
Map your commercial options with Farhan
Send your budget & objective. We'll come back with 3 commercial routes that fit — and the math against the residential alternative.
Toggle the map below to see Singapore's 28 residential districts (CCR / RCR / OCR) or its commercial precincts — office hubs, shophouse conservation, industrial estates, and decentralized commercial centres.
Click a district to explore · D01–D28 · CCR / RCR / OCR zones
Heritage conservation buildings, mostly freehold, commercial-zoned. The trophy asset class for HNW foreign capital.
Best for: Capital appreciation · scarcity premium · long-cycle holds. Foreigners welcome on commercial-zoned only.
Industrial
Industrial Estates (B1 / B2)
Tai Seng · Ubi · Kallang (B1) · Tuas · Jurong · Woodlands · Changi BP (B2)
Warehouses, light & heavy industrial, business parks. Highest gross yields in SG real estate; tightest operating-company rules.
Best for: Yield-focused investors · 5.0–7.5% gross. Strata B1 freehold (private estates) is the simplest foreign-friendly entry.
Decentralized
Decentralized Commercial Hubs
Paya Lebar Central · Jurong Lake District · One-North · Tampines Hub · Woodlands RC
Government-master-planned regional commercial centres. Lower entry price, longer growth runway as URA decentralisation plans roll out.
Best for: Long-term capital growth · cheaper entry · ride the URA Master Plan thesis.
Foreigners can buy all four categories with zero ABSD.
Want a shortlist by category & budget? WhatsApp Farhan →
The Process
6 steps from decision to title
Singapore's property transaction process is transparent, legally robust, and fully remote-capable. Here's exactly what happens.
Step 01
Eligibility Check
Confirm your nationality, property count, and ABSD rate. Establish your financing structure — local bank loans are available to foreigners, typically at 75% LTV.
Timeline: 1–2 days
Step 02
Property Selection
Shortlist condos by zone, budget, rental yield, and growth potential. New launches and resale units both available. Virtual viewings arranged for overseas buyers.
Timeline: 1–3 weeks
Step 03
Option to Purchase (OTP)
Seller grants you an OTP. You pay 1% Option Fee to secure the unit. This locks the price and gives you 14–21 days to exercise (proceed with purchase).
Timeline: Day 1
Step 04
Engage Lawyer
Appoint a Singapore-qualified conveyancing lawyer. They conduct title searches, prepare the Sale & Purchase Agreement, and liaise with the seller's lawyers on your behalf.
Timeline: Within OTP window
Step 05
Exercise OTP + Pay Stamp Duties
Pay the remaining 4% option exercise fee. BSD and ABSD must be paid within 14 days of exercising the OTP. Bank loan disbursement is coordinated by your lawyer.
Timeline: Within 14–21 days of OTP
Step 06
Completion
Full purchase price is transferred. Legal title is registered with the Singapore Land Authority. You receive the keys. You do not need to be physically present for any step.
Timeline: 8–12 weeks from OTP
Farhan handles steps 2–6 with you. You don't need to be physically present at any stage. Viewings, negotiations, OTP signing, and legal coordination can all be done remotely.
The Investment Case
Why Singapore over every other Asian market
Five structural advantages that no other Asian market can match simultaneously.
0%
Capital Gains Tax
SG
AVG
100%
Foreign Ownership
SG
AVG
AAA
Sovereign Rating
SG
AVG
2M+
Expat Workforce
SG
AVG
~6%
Gross Rental Yield
SG
AVG
Composite investment score · 5 markets
🇸🇬 Singapore
94 / 100
0% CGT · Full title · AAA · Deep liquidity
🇲🇾 Malaysia
52 / 100
RPGT 10–30% · Min. RM1M threshold
🇹🇭 Thailand
47 / 100
49% condo quota · Withholding tax on sale
🇻🇳 Vietnam
30 / 100
50-yr lease only · High currency risk
🇮🇩 Indonesia
25 / 100
Use-right only · Rupiah volatility
Verdict
Singapore is the only Asian market where you own outright, pay no capital gains tax, hold in a AAA-rated currency, and exit into deep institutional liquidity. Every other market has one or two of these. Singapore has all five.
Head-to-head comparison
Market
CGT
Ownership
Currency
Exit
🇸🇬 Singapore
0%
Full title
Very Low
Very High
🇹🇭 Thailand
Withheld
49% quota
Moderate
Moderate
🇲🇾 Malaysia
RPGT 10–30%
Min. RM1M
Moderate
Moderate
🇻🇳 Vietnam
2% transfer
50-yr lease
High
Low
🇮🇩 Indonesia
2.5% flat
Use-right only
High
Low
Note on ABSD
Singapore's Additional Buyer's Stamp Duty (60% for foreigners) is real and factored into the investment math. Net yield and capital appreciation must clear this hurdle. Farhan's clients account for this before acquisition — the numbers still work for the right property at the right price.
Foreign Buyer FAQ
Buying Singapore property from overseas
Can foreigners buy property in Singapore?
Yes. Foreigners can buy any private condominium or apartment with no restriction on the number of units, and almost all commercial property. Executive Condos are restricted to citizens and PRs for the first 10 years. Landed residential property is restricted to Singapore citizens, with Sentosa Cove as the only foreign-buyer exception (subject to government approval).
How much is ABSD for foreigners in Singapore?
Foreigners pay 60% Additional Buyer's Stamp Duty (ABSD) on residential property, on top of progressive Buyer's Stamp Duty of 1–6%. Critically, ABSD does not apply to commercial property at all — shophouses (commercial-zoned), strata retail, industrial and strata office carry 0% ABSD, the route many foreign investors miss.
Can foreigners buy landed property in Singapore?
Mainland landed property is restricted to Singapore citizens; foreigners need Land Dealings Approval Unit (LDAU) approval, rarely granted. The single exception is Sentosa Cove, where foreigners may buy landed homes for owner-occupation with LDAU approval. The 60% foreigner ABSD still applies, with entry quantum typically from S$10M.
Can foreigners buy commercial property or shophouses?
Yes — with zero ABSD. Foreigners can buy commercial-zoned shophouses, strata retail, industrial (B1/B2), strata office and mixed-use commercial with no Residential Property Act restrictions. Buyer's Stamp Duty is capped at 5% (versus 6% residential), there is no Seller's Stamp Duty lock-in, and gross yields are typically 4–7% versus 2–3% on residential.
Can I buy Singapore property remotely from overseas?
Yes. You do not need to be physically present to complete a private condo purchase. The process — eligibility, financing, stamp duties and completion — can be handled remotely with proper representation. POV Guy guides overseas buyers from eligibility to keys regardless of location.
Ready to run the numbers?
Let's map your situation honestly.
Tell me your budget, preferred zone, and nationality — I'll put together an honest cost breakdown and shortlist within 48 hours.