Answer
Lasting Power of Attorney (LPA) for Property in Singapore 2026
An LPA lets someone you trust buy, sell, or manage property on your behalf — even if you lose mental capacity. Here's how it works, what it costs, and when you actually need one.
Answer: A Lasting Power of Attorney costs $75–$200 to set up (Form 1 via OPG). There are 2 types: general (broad powers) and specific (restricted to exact transactions). Registration takes 2–4 weeks. For overseas buyers, a specific Power of Attorney costs $430–$1,230 all-in (drafting + notarisation + apostille). Your donee can sign OTP, S&P, and mortgage documents on your behalf.
LPA Types at a Glance
| Feature | Form 1 (General) | Form 2 (Specific) |
|---|---|---|
| Cost | $75 OPG fee | $275–$675 (lawyer + OPG) |
| Powers | Broad — all property & affairs | Restricted to named transactions |
| Lawyer needed? | No (self-file online) | Yes (must draft custom terms) |
| Best for | General future planning | One-off transactions, high-value assets |
| Revocation | Free, file with OPG | Free, file with OPG |
LPA vs Power of Attorney (PA)
| Feature | LPA | PA (Specific) |
|---|---|---|
| Valid when? | Before & after losing capacity | Only while you have capacity |
| Registration | OPG (mandatory) | Not required (but recommended) |
| Expiry | No expiry | Expires after transaction |
| Use case | Long-term planning | Overseas buyer, one-time deal |
| Cost | $75–$675 | $430–$1,230 (inc. notarisation) |
Overseas buyers usually need a PA, not an LPA. The PA is tied to a specific transaction and doesn't require OPG registration.
How to Set Up an LPA
Choose your donee(s) — must be 21+, mentally capable, and not bankrupt. You can appoint 1–2 donees (jointly or severally).
Fill out the form — Form 1 online via OPG portal (self-service) or Form 2 with a lawyer ($200–$600 drafting).
Get certified — a certificate issuer (doctor, lawyer, or psychiatrist) confirms you have mental capacity. Fee: $25–$80.
Submit to OPG — pay $75 registration fee. Processing: 2–4 weeks. You'll receive confirmation when registered.
Store safely — keep the original LPA in a safe place. Your donee needs it (plus both ICs) to act on your behalf.
Planning a property purchase?
Whether you're buying locally or from overseas, check your budget and stamp duty first.
FAQ
How much does it cost to set up an LPA for property in Singapore?
If you use Form 1 (standard LPA), it costs $75 for OPG registration. If you engage a lawyer for a customised LPA (Form 2), expect $200–$600 for drafting plus the $75 OPG fee. Certificate issuer fees (doctor or lawyer to certify you have mental capacity) range from $25–$80. Total: $100–$755 depending on complexity. For straightforward property transactions, Form 1 at $75 is usually sufficient.
What is the difference between a general and specific LPA for property?
A general LPA (Form 1) gives your donee broad powers over your property and affairs — they can buy, sell, mortgage, or lease property on your behalf. A specific LPA (Form 2) lets you restrict powers to exact transactions, e.g. "sell only my HDB at Block 123" or "purchase a condo up to $1.5M." Form 2 costs more (lawyer drafting required) but is safer if you want tight control. For overseas buyers doing a one-time purchase, a specific power of attorney (not LPA) is more common — it covers a single transaction and expires after completion.
Can someone buy or sell property on my behalf using an LPA?
Yes. Your appointed donee (agent) can sign the Option to Purchase, Sale & Purchase Agreement, mortgage documents, and complete the transaction at the lawyer's office. For HDB transactions, HDB accepts LPA-appointed donees — but the donee must present the registered LPA, their IC, and the donor's IC copy. For private property, the lawyer handling conveyancing will verify the LPA is registered with OPG and valid. Banks also accept LPA for mortgage signing, though some require additional verification. The donee cannot buy the property from you (self-dealing) unless specifically authorised.
How do overseas buyers use a Power of Attorney for Singapore property?
If you're overseas and buying Singapore property, you typically grant a specific Power of Attorney (PA) — not an LPA — to a trusted person in Singapore. Process: (1) draft the PA with your Singapore lawyer ($300–$800), (2) sign it before a Notary Public in your country of residence, (3) get it apostilled or legalised by the Singapore Embassy, (4) courier the original to your Singapore lawyer. Timeline: 2–4 weeks. Your attorney can then sign the OTP, S&P, and loan documents. Cost breakdown: legal drafting $300–$800, notarisation $50–$200, apostille $50–$150, courier $30–$80. Total: $430–$1,230.
How long does OPG registration take and how long is an LPA valid?
OPG (Office of the Public Guardian) registration takes 2–4 weeks after submission. You can apply online via the OPG portal. An LPA has no expiry date — it remains valid until you revoke it, you pass away, or you lose mental capacity (at which point it activates). A specific Power of Attorney for a single transaction expires once the transaction completes. Important: the LPA must be registered BEFORE you lose mental capacity. If you wait until after, it's too late — your family would need to apply to the Court for a deputyship order ($3,000–$8,000, 3–6 months).
Can I revoke an LPA and what are the risks of granting one?
Yes, you can revoke an LPA at any time while you have mental capacity. File a revocation with OPG ($0 fee). Risks: (1) your donee could act against your interests — e.g. sell your property below market value. Mitigation: appoint a replacement donee and/or restrict powers via Form 2. (2) Banks or buyers may challenge the LPA's validity, causing transaction delays of 1–2 weeks. (3) If the LPA is lost, you need to apply to OPG for a certified copy ($10). Safeguard: always appoint someone you deeply trust, and consider a professional donee (lawyer or trust company) for high-value property transactions.
Related
- Can Foreigners Buy Property in Singapore? — 60% ABSD, condos only
- Option to Purchase (OTP) Guide — 1% option fee, 14-day exercise
- Conveyancing Fees Singapore — $2,500–$3,500 legal fees
- Legal Fees for Property Purchase — HDB $1.8K–$2.5K, condo $4K–$5.5K
- Singapore Property for PR Buyers — 5% ABSD first property
Last updated Feb 2026. LPA fees and OPG registration processes may change. This is informational, not legal advice. Consult a lawyer for complex property transactions.