Foreigner Buying Property in Singapore: ABSD 60%, Restrictions & Sentosa Cove (2026)
Singapore has always segmented residential property access by buyer profile. Since April 2023, the rules on foreign buyers have been the tightest they’ve ever been: 60% ABSD on any residential purchase — a near-doubling from the 30% pre-cooling-measure level.
This guide sets out what foreigners can and cannot buy in 2026, the full stamp-duty stack, landed approval process, and the FTA carve-out that makes five nationalities much better off. If you’re close to PR, read our PR property purchase rules for the 3-year HDB wait path.
What a foreigner can (and cannot) buy
| Property type | Foreigner? | Notes |
|---|---|---|
| Private condominium (non-landed) | Yes | Freehold or leasehold. ABSD 60%. |
| Executive Condominium (new, within 10-yr MOP+privatisation) | No | Only SG citizens/PRs can buy new ECs. Foreigners may buy after 10-year privatisation. |
| HDB resale flat | No | Not a foreign-ownership property. |
| HDB BTO / Plus / Prime | No | SG citizens only, with spouse requirements. |
| Landed — mainland Singapore | With approval | Must apply to the Land Dealings Approval Unit (LDAU) under the Residential Property Act. Rare, case by case. |
| Landed — Sentosa Cove | Yes with SLA approval | The only legal route for foreign ownership of landed in Singapore. Normally granted for owner-occupation. |
| Commercial / industrial property | Yes | Outside the Residential Property Act. No ABSD but different duty/GST treatment. |
ABSD 2026 — the full stack
| Buyer profile | 1st residential | 2nd residential | 3rd+ residential |
|---|---|---|---|
| SG Citizen | 0% | 20% | 30% |
| SG PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity (company, trust) | 65% | 65% | 65% |
ABSD sits on top of the standard Buyer’s Stamp Duty (up to 6% at the top band in 2026). For the BSD calculation see our BSD guide.
The FTA citizen-equivalent carve-out
Under Free Trade Agreements, nationals of the following countries are treated as SG citizens for BSD/ABSD on residential property:
- United States of America
- Switzerland
- Liechtenstein
- Iceland
- Norway
An American citizen on their first SG residential purchase pays 0% ABSD — the same as a Singapore citizen. IRAS requires a written claim at stamping with supporting documents.
Landed property rules
Under the Residential Property Act, landed property is restricted to citizens by default. Foreigners (and sometimes PRs) need approval from the Land Dealings Approval Unit (LDAU) within the Singapore Land Authority. LDAU approval is case by case, weighs economic contribution, and is rarely granted for pure investment purposes.
Sentosa Cove is the exception: LDAU has historically approved foreign applications fairly readily, for owner-occupation, on the 99-year landed stock.
Loans, LTV and CPF
Bank loans
Foreigners can borrow from local and foreign banks subject to the standard TDSR framework (55% of gross income). Maximum LTV is 75% for the first loan, 45% for the second, 35% for the third, unchanged from the resident framework.
CPF
Not applicable — CPF accounts require PR or citizen status. Foreigners fund the 25% down-payment entirely in cash.
Rental income and exit
Rental income is taxable in Singapore under the non-resident flat 24% rate (or progressive if resident). Capital gains on resale are not taxed. Seller’s Stamp Duty applies if the property is sold within three years — see our SSD guide.
Frequently asked questions
Can a foreigner buy a shoebox unit?
Yes — any private non-landed, subject to ABSD 60%. Our shoebox guide explains the trade-offs.
Can a foreigner inherit landed property?
Yes — but the inheritor must obtain LDAU approval to continue holding it. Without approval, they must dispose within a stipulated window.
What if I’m a dual national?
The strictest relevant nationality generally governs. If one passport gives citizen-equivalent treatment (FTA list), IRAS will honour it with documentation.
Can I use a company to avoid the 60% foreigner ABSD?
No — entities attract 65% ABSD (higher than foreigner). IRAS will look through beneficial ownership, and mis-structuring is treated as evasion.
This guide is for general information only and is accurate as of April 2026. Singapore property rules, taxes and cooling measures change frequently — always verify current figures with URA, IRAS, HDB or a licensed professional before committing. LovelyHomes is not a financial, legal or tax advisor.