Answer
Singapore Property for PR Buyers
As a Permanent Resident, you can buy property in Singapore — but the rules are different from citizens in a few important ways. Here's the complete picture.
Answer: PRs pay 5% ABSD on their first residential property and 30% on their second. BSD and LTV are the same as SCs. CPF rules are identical. But PRs cannot buy BTO, and single PRs cannot buy HDB resale. If married to an SC, you can apply for ABSD remission (5% refunded) on a jointly-purchased first property.
PR vs SC: What's the Same & What's Different
| Factor | Singapore Citizen | Permanent Resident |
|---|---|---|
| ABSD (1st property) | 0% | 5% |
| ABSD (2nd property) | 20% | 30% |
| ABSD (3rd+ property) | 30% | 35% |
| BSD | Same | Same |
| LTV (max) | 75% | 75% |
| CPF usage | Yes | Yes |
| BTO eligibility | Yes | No |
| HDB resale (single) | Yes (35+ under JSS) | No |
| HDB resale (married) | Yes | Yes (if married to SC/PR) |
| EC purchase | Yes (new launch) | Resale only (after MOP) |
ABSD for PR Buyers at Every Price Point
Effective 27 Apr 2023. ABSD must be paid in cash.
| Price | BSD | ABSD (1st, 5%) | Total (1st) | ABSD (2nd, 30%) | Total (2nd) |
|---|---|---|---|---|---|
| $600,000 | $12,600 | $30,000 | $42,600 | $180,000 | $192,600 |
| $1,000,000 | $24,600 | $50,000 | $74,600 | $300,000 | $324,600 |
| $1,500,000 | $44,600 | $75,000 | $119,600 | $450,000 | $494,600 |
| $2,000,000 | $69,600 | $100,000 | $169,600 | $600,000 | $669,600 |
| $3,000,000 | $114,600 | $150,000 | $264,600 | $900,000 | $1,014,600 |
ABSD Remission: Married SC + PR Couples
This is the biggest tax break available to PR buyers. If you're married to a Singapore Citizen, you can get the 5% ABSD refunded — but there are strict conditions.
| Condition | Requirement |
|---|---|
| Buyer setup | Must buy jointly with SC spouse |
| SC spouse's properties | Must be SC spouse's first residential property |
| Upfront payment | Pay 5% ABSD in cash at purchase |
| Application | Apply after completion via IRAS |
| Processing time | Several months for refund |
| Result if approved | 5% ABSD refunded — effective 0% ABSD |
Example: A married SC+PR couple buys a $1,500,000 condo jointly. They pay $75,000 ABSD upfront in cash. After completion, they apply for remission. If approved, $75,000 is refunded. Their effective stamp duty = $44,600 BSD only — same as an SC first-time buyer.
HDB Options for PRs
| Situation | Can Buy HDB? | Type | ABSD |
|---|---|---|---|
| Single PR | No | — | — |
| PR married to SC | Yes | Resale only (no BTO) | 5% (remission possible) |
| PR married to PR | Yes | Resale only (no BTO) | 5% |
| PR with SC children | Yes | Resale only | 5% |
All HDB purchases by PRs are resale only. BTO, SBF, and new EC launches are for SCs only. ABSD of 5% applies on HDB resale too.
BSD Rates (Same for All Buyers)
Effective 15 Feb 2023
| Purchase Price | Rate |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Above $3,000,000 | 6% |
BSD is identical for SCs, PRs, and foreigners. It's ABSD that creates the gap.
LTV & CPF: Same Rules as SCs
Good news: LTV limits and CPF usage rules don't discriminate by citizenship. As a PR, you get the same financing terms as an SC.
| Factor | 1st Property Loan | 2nd Property Loan |
|---|---|---|
| Max LTV | 75% | 45% (no outstanding loan) / 25% |
| Min cash down | 5% | 25% |
| CPF for down payment | Up to 20% | Up to 20% |
| CPF for mortgage | Yes | Yes |
| CPF for BSD | Yes | Yes |
| CPF for ABSD | No — cash only | No — cash only |
| TDSR | 55% cap, 4% stress test | 55% cap, 4% stress test |
| Max loan tenure | 30 years (age+tenure ≤ 65) | 30 years |
Worked Example: PR Buying $1,500,000 Condo
First property, no ABSD remission
| Item | Amount | Source |
|---|---|---|
| Purchase price | $1,500,000 | — |
| BSD | $44,600 | Cash or CPF |
| ABSD (5%) | $75,000 | Cash only |
| Down payment — cash (5%) | $75,000 | Cash |
| Down payment — CPF (20%) | $300,000 | CPF OA |
| Bank loan (75% LTV) | $1,125,000 | Bank |
| Legal fees (est.) | $3,000 | Cash |
| Total cash needed | $197,600 | Cash |
| Total CPF needed | $300,000 | CPF OA |
The $75,000 ABSD is the key difference from an SC buyer. An SC buying the same condo needs only $122,600 cash (no ABSD).
Calculate your exact stamp duty as a PR
Enter your property price and buyer profile to see the full BSD + ABSD breakdown instantly.
FAQ
Can a single PR buy an HDB resale flat?
No. Single PRs cannot buy HDB resale flats. You need to form a family nucleus — either married to another PR/SC, or buying with children. Single PRs can only buy private property (condo or landed).
Do PRs pay the same BSD as Singapore Citizens?
Yes. BSD (Buyer’s Stamp Duty) is identical for all buyers regardless of citizenship. On a $1.5M property: first $180K at 1%, next $180K at 2%, next $640K at 3%, next $500K at 4%, next $1.5M at 5%, above $3M at 6%. Total BSD on $1.5M = $44,600.
Can a PR get ABSD remission?
Yes, but only if married to a Singapore Citizen and buying jointly. The SC spouse must not own any existing residential property. The 5% ABSD is paid upfront in cash, then refunded after purchase completion (takes several months). This effectively makes it 0% ABSD, same as an SC first-time buyer.
Can PRs use CPF to buy property?
Yes. PRs can use CPF OA for property purchase — same rules as SCs. CPF can be used for down payment (up to 20% of purchase price), monthly mortgage, and stamp duty (BSD only, not ABSD). The CPF Valuation Limit and withdrawal limits apply the same way.
Can a PR buy a BTO flat?
No. BTO flats are exclusively for Singapore Citizens. PRs can only buy HDB resale flats, and only if they form a valid family nucleus (married couple where at least one is SC or both are PRs). Single PRs cannot buy any HDB flat.
What is the maximum LTV for PR buyers?
Same as SCs. First property with loan tenure up to 30 years and age + tenure not exceeding 65: 75% LTV. If conditions aren’t met: 55% LTV. Second property: 45% LTV (if first loan is cleared) or 25% LTV (if outstanding loan exists). No citizenship-based LTV difference.
Related
- ABSD for PR Buyers — detailed rates at every price
- ABSD Remission for Married Couples — SC+PR remission process
- Stamp Duty for PR First Property — BSD + 5% ABSD breakdown
- PR Second Property ABSD — 30% ABSD explained
- Foreigners Buying Property in SG — 60% ABSD comparison
Last updated Feb 2026. ABSD rates effective 27 Apr 2023 (IRAS). BSD rates effective 15 Feb 2023. HDB eligibility per HDB. This is informational, not financial advice.