Answer
Can Foreigners Buy Property in Singapore?
Yes — but the 60% ABSD on residential property makes it one of the most expensive markets in the world for foreign buyers. Here's exactly what you can and cannot buy.
Answer: Yes, foreigners can buy private condos in Singapore freely. But they pay 60% ABSD on any residential property — that's $900,000 on a $1.5M condo, payable in cash upfront. Foreigners cannot buy HDB flats or new ECs. Landed property requires SLA approval (rare). No ABSD on commercial or industrial property.
What Foreigners Can & Cannot Buy
| Property Type | Can Buy? | ABSD | Notes |
|---|---|---|---|
| Private condo / apartment | Yes | 60% | No restrictions |
| Sentosa Cove landed | Yes | 60% | No SLA approval needed |
| Other landed property | SLA approval | 60% | Rarely approved |
| HDB flat (BTO or resale) | No | — | SC and PR only |
| New EC (from developer) | No | — | SC only |
| Privatized EC (10+ years) | Yes | 60% | Treated as private condo |
| Commercial / shophouse | Yes | 0% | No ABSD |
| Industrial property | Yes | 0% | No ABSD |
The 60% ABSD — Real Numbers
What foreigners actually pay in stamp duty (BSD + ABSD)
| Condo Price | BSD | ABSD (60%) | Total Stamp Duty |
|---|---|---|---|
| $1,000,000 | $24,600 | $600,000 | $624,600 |
| $1,500,000 | $44,600 | $900,000 | $944,600 |
| $2,000,000 | $64,600 | $1,200,000 | $1,264,600 |
| $3,000,000 | $109,600 | $1,800,000 | $1,909,600 |
| $5,000,000 | $204,600 | $3,000,000 | $3,204,600 |
ABSD must be paid in cash — it cannot come from a loan. BSD rates effective 15 Feb 2023, ABSD rate effective 27 Apr 2023 (IRAS).
ABSD Rates — All Buyer Profiles
How foreigners compare to SC and PR buyers
| Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
Foreigners pay 60% regardless of how many properties they own. The rate was raised from 30% to 60% on 27 Apr 2023.
Alternatives for Foreign Investors
1. Commercial property
No ABSD on commercial properties (offices, shophouses, retail). Rental yields are often higher than residential. No cooling measures apply.
2. Industrial property
No ABSD on industrial property (warehouses, factories, B1/B2 spaces). Lower entry price than residential, though tenant pool is different.
3. Become a PR first
PRs pay 5% ABSD on their first residential property instead of 60%. If you plan to live and work in Singapore long term, obtaining PR status before buying can save hundreds of thousands.
4. Buy under a company (entity)
Entities pay 65% ABSD — even higher than individuals. This is not a workaround. The government closed this loophole in 2023.
Calculate the exact stamp duty for your purchase
Enter the property price and your buyer profile to get the full BSD + ABSD breakdown.
Stamp Duty CalculatorFAQ
Can a foreigner buy property in Singapore?
Yes, foreigners can buy private condominiums and apartments in Singapore without any restrictions. However, they must pay 60% Additional Buyer Stamp Duty (ABSD) on any residential property purchase, on top of the standard BSD.
How much is ABSD for foreigners in Singapore?
Foreigners pay 60% ABSD on any residential property in Singapore, regardless of whether it is their first or subsequent property. On a $1.5M condo, that is $900,000 in ABSD alone — payable in cash upfront.
Can foreigners buy HDB flats in Singapore?
No. Foreigners cannot buy HDB flats — whether new BTO or resale. HDB flats are restricted to Singapore Citizens and Permanent Residents. There are no exceptions.
Can foreigners buy landed property in Singapore?
Only with approval from the Singapore Land Authority (SLA) under the Residential Property Act. Foreigners must apply for permission and demonstrate that they will make an economic contribution to Singapore. Approval is rare and typically granted to high-net-worth individuals. Sentosa Cove landed properties are an exception — foreigners can buy there without SLA approval.
Is there ABSD on commercial or industrial property?
No. ABSD only applies to residential property. Foreigners can buy commercial (shophouses, offices) and industrial property in Singapore without paying any ABSD. This makes commercial property attractive for foreign investors.
Related
- Complete ABSD Guide Singapore
- Stamp Duty Calculator — any price, any buyer profile
- ABSD for PR Buyers
- Stamp Duty on a $2M Condo
- Stamp Duty on a $3M Condo
Last updated Feb 2026. ABSD rates effective 27 Apr 2023 (IRAS). BSD rates effective 15 Feb 2023. Residential Property Act restrictions per SLA. This is informational, not financial or legal advice.