Foreign Ownership Restrictions
有限制Singapore operates one of the clearest but most restrictive foreign ownership regimes in Asia. The Residential Property Act (RPA) and cooling measures create a tiered system based on buyer residency status.
- Foreigners CAN freely buy: Private condominiums and apartments (no restrictions), units in buildings of 6 storeys or more, strata-titled units in approved mixed-use developments, and commercial/industrial properties
- Foreigners CANNOT buy: Landed residential properties (requires LDAU approval), vacant residential land, HDB flats (restricted to citizens and PRs), Executive Condominiums less than 10 years old
- ABSD rates (effective 27 April 2023): Foreigners pay 60% of purchase price on any residential property (doubled from 30%)
- Singapore PRs pay 5% (1st property), 30% (2nd), 35% (3rd+). Citizens pay 0% (1st), 20% (2nd), 30% (3rd+). Entities/trusts pay 65%
- The 60% ABSD is the single biggest barrier -- on a S$2 million condo, this equates to S$1.2 million in ABSD alone
- FTA nationals (US, Switzerland, Liechtenstein, Norway, Iceland) may qualify for the same ABSD treatment as Singapore Citizens for their first residential property
- Private condominiums are the primary and recommended vehicle for foreign property investment in Singapore
