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Buying Property in Singapore as a Foreigner — Complete Guide
Singapore is open to foreign property buyers — but the 60% ABSD makes it one of the most expensive markets in the world for non-residents. Here’s everything you need to know: what you can buy, what it costs, and how financing works.
Answer: Foreigners can buy private condos in Singapore without restriction, but pay 60% ABSD on any residential purchase — that’s $900,000 on a $1.5M condo, payable in cash. HDB flats and landed property (except Sentosa Cove) are off-limits. Bank financing is available at 75% LTV. Total upfront cash for a $1,500,000 condo: approximately $1,323,600.
What Foreigners Can and Cannot Buy
| Property Type | Allowed? | ABSD | Notes |
|---|---|---|---|
| Private condo / apartment | Yes | 60% | No restrictions — most common choice |
| Privatised EC (10+ years) | Yes | 60% | Treated as private property after MOP + privatisation |
| Sentosa Cove landed | Yes | 60% | Only landed area foreigners can buy without approval |
| Other landed property | SLA approval only | 60% | Rarely granted — must show economic contribution |
| HDB flat (BTO or resale) | No | — | Restricted to SC and PR only |
| New EC (from developer) | No | — | SC only for new launches |
| Commercial property | Yes | 0% | No ABSD — offices, shophouses, retail |
| Industrial property | Yes | 0% | No ABSD — warehouses, factories |
Stamp Duty for Foreign Buyers — By Condo Price
BSD + 60% ABSD on every residential purchase
| Condo Price | BSD | ABSD (60%) | Total Stamp Duty | % of Price |
|---|---|---|---|---|
| $1,000,000 | $24,600 | $600,000 | $624,600 | 62.5% |
| $1,500,000 | $44,600 | $900,000 | $944,600 | 63.0% |
| $2,000,000 | $64,600 | $1,200,000 | $1,264,600 | 63.2% |
| $3,000,000 | $109,600 | $1,800,000 | $1,909,600 | 63.7% |
| $5,000,000 | $204,600 | $3,000,000 | $3,204,600 | 64.1% |
ABSD must be paid in cash upfront. BSD rates effective 15 Feb 2023, ABSD 60% effective 27 Apr 2023 (IRAS).
Worked Example — Foreigner Buying a $1,500,000 Condo
| Cost Item | Amount | Payment |
|---|---|---|
| Purchase price | $1,500,000 | — |
| Down payment (25%) | $375,000 | Cash (min 5% = $75,000 cash, rest cash) |
| BSD | $44,600 | Cash |
| ABSD (60%) | $900,000 | Cash only |
| Legal fees | $3,500 | Cash |
| Valuation | $500 | Cash |
| Total upfront cash needed | $1,323,600 | Cash |
| Bank loan (75%) | $1,125,000 | Monthly mortgage |
A foreigner needs $1,323,600 in cash to buy a $1,500,000 condo. Compare this to a Singapore Citizen (first property) who needs about $423,600 — the ABSD alone is $900,000.
How Foreigners Compare to SC and PR Buyers
Total stamp duty on a $1,500,000 condo by buyer profile
| Buyer Profile | BSD | ABSD Rate | ABSD | Total |
|---|---|---|---|---|
| SC, 1st property | $44,600 | 0% | $0 | $44,600 |
| SC, 2nd property | $44,600 | 20% | $300,000 | $344,600 |
| PR, 1st property | $44,600 | 5% | $75,000 | $119,600 |
| PR, 2nd property | $44,600 | 30% | $450,000 | $494,600 |
| Foreigner (any) | $44,600 | 60% | $900,000 | $944,600 |
A foreigner pays $900,000 more than a first-time SC buying the exact same condo. ABSD rates effective 27 Apr 2023.
Financing Options for Foreign Buyers
| Financing Aspect | Detail |
|---|---|
| Max LTV | 75% (first property, tenure ≤ 30 years, age + tenure ≤ 65) |
| Down payment | 25% — minimum 5% in cash, remaining 20% in cash (no CPF for foreigners) |
| Interest rates (2026) | ~3% – 3.5% fixed (2–3 year lock-in), similar to local rates |
| TDSR | 55% cap applies — total debt servicing cannot exceed 55% of gross income |
| Stress test rate | 4% (MAS floor rate for computing TDSR) |
| Income proof | Local or overseas income accepted — bank may apply haircut on overseas income |
| Max tenure | 30 years (or 35 years minus borrower’s age, whichever is shorter) |
| CPF usage | Not available — foreigners do not have CPF |
ABSD Remission for Certain Nationalities
Nationals from FTA countries may pay SC rates instead of 60%
| Nationality | 1st Property ABSD | 2nd Property ABSD | FTA Basis |
|---|---|---|---|
| United States | 0% | 20% | US-SG FTA |
| Iceland | 0% | 20% | EFTA-SG FTA |
| Liechtenstein | 0% | 20% | EFTA-SG FTA |
| Norway | 0% | 20% | EFTA-SG FTA |
| Switzerland | 0% | 20% | EFTA-SG FTA |
| All other foreigners | 60% | 60% | No FTA remission |
FTA remission applies to individuals only, not entities. US nationals buying their first residential property pay 0% ABSD — same as a Singapore Citizen. Verify eligibility with IRAS.
Calculate your exact stamp duty
Enter the property price and select “Foreigner” to see the full BSD + ABSD breakdown.
FAQ
What property can a foreigner buy in Singapore?
Foreigners can freely buy private condominiums, apartments, and privatised ECs (10+ years old). Sentosa Cove landed properties do not require SLA approval. Other landed property requires Singapore Land Authority (SLA) approval, which is rarely granted. HDB flats (new or resale) and new ECs from developers are completely off-limits.
How much ABSD does a foreigner pay in 2026?
Foreigners pay 60% Additional Buyer's Stamp Duty (ABSD) on any residential property purchase, regardless of whether it is their first or tenth property. On a $1.5M condo, ABSD alone is $900,000. This rate was doubled from 30% to 60% on 27 April 2023. ABSD must be paid in cash — it cannot be financed.
Can a foreigner get a mortgage in Singapore?
Yes. Singapore banks offer mortgages to foreigners, typically at LTV of 75% (first property, tenure up to 30 years). You need 25% down payment — at least 5% in cash, the rest from cash. Interest rates are similar to local buyers (around 3%–3.5% in 2026). Banks may require proof of income from Singapore or overseas.
What is the total cost for a foreigner buying a $1.5M condo?
For a $1.5M condo: BSD ($44,600) + ABSD ($900,000) + down payment ($375,000) + legal fees (~$3,500) + valuation (~$500). Total upfront cash needed is approximately $1,323,600. The remaining $1,125,000 comes from the bank loan. The ABSD alone is more than most locals pay in total stamp duty.
Are there countries with ABSD remission for foreigners?
Nationals from the United States, Iceland, Liechtenstein, Norway, and Switzerland may be eligible for ABSD remission under Free Trade Agreements (FTAs), effectively paying the same ABSD rates as Singapore Citizens. This applies to individuals (not companies). Check with IRAS for the latest list of qualifying nationalities.
Should a foreigner buy residential or commercial property in Singapore?
Commercial property (offices, shophouses, retail) has zero ABSD regardless of nationality. For pure investment, commercial can make more financial sense — rental yields are often comparable and the upfront cost difference is massive. However, commercial has different risks: shorter leases, different tenant dynamics, and no option to live in it.
Related
- Can Foreigners Buy Property in Singapore? — quick yes/no breakdown
- Can Foreigners Buy Landed Property? — SLA approval process
- ABSD for PR Buyers — PR pays 5% vs 60%
- Stamp Duty on a $2M Condo — full breakdown by buyer profile
- Condo Resale Buying Process — step-by-step timeline
Last updated Feb 2026. ABSD 60% effective 27 Apr 2023. BSD rates effective 15 Feb 2023. FTA remission per IRAS. Residential Property Act restrictions per SLA. This is informational, not financial or legal advice.