Buying property in Singapore as a foreigner: Complete UK guide

Singapore is Asia’s financial heart, home to many global firms - and therefore many expats. As a developed, global city with a mixed, tolerant and vibrant community - and all the amenities you could possibly need - it’s a fantastic place for a foreigner to settle.

If you’re moving to Singapore, you’ll need somewhere to live. In this handy guide, we’ll cover everything you need to know about buying property in Singapore as a foreigner.

This includes info on mortgages, fees and taxes, property prices, where to start your search and the pitfalls to avoid. This is essential reading whether you’re looking to emigrate, invest or find property to rent out in Singapore.

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Can you get a mortgage from a Singapore bank as a non-resident?

First up, you’ll need to think about how you’ll finance your Singapore property purchase. Unless you have the cash upfront, you’re likely to need a mortgage.

The good news is that Singapore banks do offer mortgages to foreign citizens and non-residents.

However, you may find that you’ll need a larger deposit, as lenders typically only offer a loan-to-value (LTV) ratio of around 60% to 75% to foreigners and non-residents.¹

It’s a good idea to start shopping around for mortgages before starting your property search in earnest. It’s a really good idea to use a specialist broker, who can help you find the right mortgage for your circumstances.

📚 Banks in Singapore

Taxes and fees for owning property in Singapore

In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs.

Here are the main ones to know about when buying property in Singapore:²

Tax/fee name	Rate/fee
Buyer’s Stamp Duty (BSD)	1% to 6%
Additional Buyer’s Stamp Duty (ABSD) - for non-resident foreign buyers	5% to 60%
Property registration fee	70 SGD
Legal fees (often split between buyer and seller)	0.30% for buyers
Real estate agent fee (often split between buyer and seller)	1% for buyers
Property tax (annual)	0% to 32% for owner-occupied property 12% to 36% for non-owner occupied property

📚 Cost of living in Singapore

What’s the property market like in Singapore?

The property market in Singapore is in pretty good shape at the moment. Demand is strong, construction of new residential properties increasing and prices trending upwards - with a year-on-year increase of 5.08% in house prices recorded in Q3 2025.³

The Core Central Region (CCR) of Singapore has enjoyed the best performance recently, seeing the highest average prices of new homes sold.

As a buyer, it could be a good time to invest in Singapore property - as the economic outlook is positive and prices are expected to continue rising. However, the introduction of the 60% Additional Buyer’s Stamp Duty (ABSD) for non-resident foreign buyers is understandably off-putting to many.

If you’re looking to buy a property to rent out, it could be useful to know that gross rental yields averaged 3.36% in July 2025. The rental market continues to grow (by 2.4% year-on-year), but yields remain modest due to high property prices.³

Can foreigners buy property in Singapore?

Foreigners can buy property in Singapore, but only certain types. You can freely buy condos and commercial properties, but you can’t buy properties with land without special government approval. This isn’t usually granted on the mainland - only in particular locations and special developments such as Sentosa Cove.¹

As a foreigner, you won’t be able to buy HBD apartments either.¹ These are a type of public housing in Singapore.

There are other restrictions in place such as on foreign exchange, so it's crucial to have local expert advice when you buy a Singapore property.

Can you buy property in Singapore and get residency?

No, there’s no direct route to residency or citizenship in Singapore through buying property.

There is something called the Global Investor Program (GIP), but this requires a substantial investment into a new or existing business, in exchange for residency. There’s no route for residency via real estate investments with this programme.

So if you’re looking to move abroad and settle in Singapore permanently, you’ll need to find another residency permit/visa pathway.

📚 Moving abroad from the UK

How much are the property prices in Singapore?

Now we come to the all important question - how much money do you need to afford your dream home in Singapore?

According to cost of living database Numbeo, the cost of buying an apartment in Singapore is a whopping 255% to 299% more expensive per square meter than the UK - depending whether you buy inside or outside a major city centre.⁴

Although of course, it depends on the type of home and the exact area you’re buying in.

Property prices are the second highest in Asia, after Hong Kong. Here’s a look at what you can expect to pay for a one-bedroom apartment in some popular areas of Singapore:¹

Area	Average one-bedroom apartment price (SGD)
Orchard/River Valley	1,063,000
Tanglin/Holland/Bukit Timah	1,055,000
East Coast/Marine Parade	986,000
Newton/Novena	986,000
Alexandra/Commonwealth	924,600
Hougang/Punggol/Sengkang	684,900

Another thing to note when figuring out the price for property in Singapore is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds to Singapore dollars (SGD).

Consider checking out Wise to securely handle your large transfers at the mid-market exchange rate and low, transparent fees*.

Where is the cheapest place to buy property in Singapore?

If you’re house hunting on a budget, you may struggle in Singapore where property prices are extremely high across the board.

However, you may find areas such as Hougang, Punggol and Sengkang in the North East of Singapore to be more affordable compared to the centre.

Buying property in Singapore as a foreigner - a step-by-step guide

Before you start your house hunt, it can be useful to know a little about how the process of buying property works in Singapore.

Here’s a quick overview of the steps involved:

1. Get your finances in order

The first step is to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

2. Research legal restrictions and taxes

As a foreign buyer, it’s important to understand at the outset what you can and can’t buy in Singapore. You also need to factor in taxes, as the 60% stamp duty for non-residents can add considerably to the costs.

A specialist property agent and/or solicitor can be extremely helpful with this.

3. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties. We’ll run through some tips later on how and where to start your search.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

4. Make an offer

If you’ve found the perfect property, the next step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries.

If accepted, the seller will provide you with an Option to Purchase (OTP) and you may be asked to pay a reservation deposit of 1%.¹

5. Appoint a solicitor and carry out due diligence checks

While it’s not mandatory, it’s a good idea to find and appoint a property lawyer.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

Your solicitor will check over and translate all documents and contracts, as well as carrying out due diligence on the transaction.

This will include checking for encumbrances, drafting and reviewing contracts, verifying the property title and ensuring that the property is legally allowed to be sold. They’ll also register the transfer with the Singapore Land Authority (SLA).

At this stage, while your solicitor carries out due diligence checks, you’ll need to arrange a transfer to pay an additional deposit of around 4%.¹

📚 How to send a large sum of money

6. Get a survey

While legal work and due diligence checks are being carried out, you might want to book a building survey. This involves hiring a surveyor to check the property for structural or other issues.

If the survey flags anything up, you may be able to re-negotiate on price.

7. Sign the sales contract and pay fees/taxes

If all checks are completed and you’re happy to go ahead, the next step is for both parties to sign the final sales agreement.

You’ll pay the remaining balance, along with all fees and taxes (including stamp duty).

The change of ownership will be registered with the Singapore Land Authority (SLA) - at this stage, you’ll become the legal owner of the property.

After all that’s done, you’ll get the keys to your new home.

📚 How to buy and finance a house abroad

How can you find a property in Singapore?

The two main routes to find property to buy in Singapore are local real estate agencies and online property websites.

Property agencies and agents in Singapore

There are several avenues you can take to find a property in Singapore, however, you’re strongly recommended to use a local property agent you can trust - especially if you’re moving to Singapore from the UK and are unfamiliar with the local property market. Although it’s possible to manage without, the majority of home buyers in Singapore, including locals, tend to use an agent.

Buying a property can be complicated, particularly for an expat, as there are restrictions on the way that foreigners can buy both land and property. This means it’s easy enough to fall foul of scams and pitfalls.

This is another good reason to have an agent on your side. Although there will be a fee to pay for this service, they'll help you with avoiding costly mistakes, and might be able to negotiate with the seller better than you can alone.

📚 Moving to Singapore from the UK

Property websites in Singapore

The best way to get a headstart on finding a place to buy in Singapore is to look online. Great websites to find a house or apartment to buy include:

• PropertyGuru
• 99.co
• SRX Property
• EdgeProp.sg
• PropertyforSale.sg
• Knight Frank.

What are some of the pitfalls of buying property in Singapore?

One of the main things to watch out for when buying property abroad are scams.

The very best way to protect yourself when buying property in Singapore is to consult an independent real estate lawyer. This is an expert who works just for you and has your interests at heart, rather than working for the seller or real estate agent at the same time.

The UK Government has a handy list of English speaking lawyers around the world.

It’s also very important to have your lawyer check that your property purchase doesn’t include land, as you’re not legally allowed to buy land in Singapore as a foreign national.

Other key things to remember for a safe property purchase in Singapore:

• Check whether Additional Buyer's Stamp Duty (ABSD) applies to your purchase - it is likely to if you’re buying as a non-resident. This can be a whopping 60% of the sales price, so it can massively increase the cost of the purchase - it could make it unaffordable for some
• Never sign any sales agreement or pay a deposit until your lawyer has carried out all the necessary due diligence on the property. Crucially, your lawyer should aim to confirm who is the legal owner of the property, that they have the right to sell and that all documentation is in order.
• Be very cautious if an agent or lawyer asks you to cut corners to save time or money
• Don’t be bullied by aggressive sales or marketing tactics - take your time, do your research and complete the process carefully
• Get an inspection/survey carried out if you have any concerns about the property.

📚 Investing in property abroad

How do you choose the right property in Singapore?

Your dream home in Singapore will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.

If you’re not already living there, it’s worth making a trip to the specific town or city in Singapore you’re interested in. You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.

📚 Cost of living in Singapore

Condition of the property

It’s a good idea to do as much research as possible before committing to purchase a property.

It’s not mandatory, but it is strongly recommended to commission a building survey or inspection. This will flag up any major issues and give you a better idea of what you’re buying.

Type of property

Singapore offers a variety of different property types, from city centre apartments, to beachfront villas. Townhouse-style homes are also popular in Singapore.

You may prefer to buy a new build from a developer, but you could get a better deal with an older property in a rural area. Just remember though that these homes are likely to come with high renovation costs.

If you’re buying in a city, an apartment is likely to be the best choice in terms of location and local amenities.

Moving into your Singapore property

Before you can get the keys to your new home, you’ll have a few key tasks to run through. These include taking out insurance and setting up your utilities.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities and bills in Singapore

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

Renovating property in Singapore

For some properties, some building work or improvements may be needed before you can move in.

Read our guide below on how to build and renovate property abroad, covering everything from planning permission to finding a local builder - and some of the main costs you can expect.

📚 Building and renovating abroad

Save on currency conversion fees with Wise when buying property in Singapore

After reading this guide, you should have all the essential info you need to start your property search in Singapore. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

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Additional FAQs about buying property in Singapore

Does Singapore allow 100% foreign property ownership?

Yes, the Singapore government does allow 100% property ownership for foreigners, but only for a condominium or apartment. You can’t buy property with land (such as a detached house, for example) or a HBD public housing property as a foreign national.

Where do most Brits live in Singapore?

You’ll find British and other expats spread across Singapore, but the most popular spots include: Orchard, Tanglin, Holland Village, Bukit Timah and the East Coast.

However, areas such as Serangoon Gardens, Hougang and Pungol are becoming more popular with expats due to more affordable prices.

What happens after 99 years of leasehold in Singapore?

If you own a leasehold apartment or condo (or HBD flat if you’re a Singapore national), it will have a lease of a set length. When this expires - if not renewed - then the property typically reverts to state ownership.⁵

This is something you should have your solicitor look into, before buying a leasehold property.

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Sources used:

1. Global Property Guide - mortgage info, taxes, fees and restrictions for foreign applicants
2. Inland Revenue Authority of Singapore - annual property tax rates
3. Global Property Guide - Singapore property market statistics and info
4. Numbeo - cost of living comparison between UK and Singapore
5. Property Giant - leasehold info in Singapore

Sources last checked on date: 20-Jan-2026