Buying Property in Malaysia as a Singaporean: Rules, prices, and what to know
Singaporeans can buy property in Malaysia, but foreign buyer rules apply. Learn about minimum prices, HDB MOP rules, taxes, and payment considerations.
Foreigner Buying Property in Singapore: Rules, Taxes and Eligibility
Singapore has a huge number of foreign and expat residents, including those on long term passes and those holding permanent residency rights. Foreigners can buy property in Singapore, but not every property type is open for purchase without approval, and Singapore property tax for foreigners can be very steep.
This guide covers the key rules for foreigners buying property in Singapore. We'll also introduce the Wise account, a handy companion to make your money go further with low, transparent fees.
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Who counts as a foreigner when buying property in Singapore?
Under the Residential Property Act, foreigners buying property in Singapore are subject to different rules compared to Singapore locals¹.
You’re considered to be a foreigner under the Residential Property Act if you are not a Singapore citizen, or a Singapore-registered company, limited liability partnership, or society.
Therefore, the rules for a foreigner buying property in Singapore apply if you are a Singapore Permanent Resident, a long-term pass holder, or a non-resident. Additional Buyer’s Stamp Duty (ABSD) rates also vary depending on your residency status.
Can foreigners and PRs buy property in Singapore?
Yes. Foreigners and Permanent Residents (PRs) can buy property in Singapore, but approval is assessed on a case-by-case basis depending on eligibility.
In some cases, applicants may be required to be Singapore Permanent Residents for at least five years and must demonstrate exceptional economic contribution to Singapore. This is assessed based on factors such as employment income that is taxable in Singapore¹.
Non-PR foreigners
If you are a foreigner living in Singapore, or a foreign non-resident, and you do not hold PR status in Singapore, you can buy property subject to specific controls.
Generally, this means you are able to buy condominium and apartment units, as well as certain approved strata properties, without advance permission under the Residential Property Act. However, you must get approval from the authorities to purchase any landed residential property, including terrace houses, semi-detached houses, bungalows, and landed homes at Sentosa Cove¹.
In all cases, rates of ABSD for foreigners apply when you purchase property in Singapore as a non-PR foreigner.
Singapore PRs
Singapore Permanent Residents can usually buy condos and apartments, or Sentosa Cove landed properties freely, as well as resale HDBs in some circumstances. PRs still need permission to buy some landed homes.
Here’s a summary:
| Property type | Can foreigners buy? | Can PRs buy? | Notes |
|---|---|---|---|
| HDB New Flat (BTO)² | No | No | Generally for Singapore Citizens (SC) only |
| HDB Resale | No | Yes | To qualify you must have SPR status for at least 3 years |
| Executive Condo³ | No | New units only when buying with a SC spouse | Older developments may have different eligibility rules |
| Private Condo/Apartment | Yes | Yes | No restrictions or approval needed |
| Landed Property | SLA approval required | SLA approval required | PR purchase approvals are made on a case by case basis |
Note: This table is a general guide. HDB, SLA and IRAS rules can depend on your exact buyer profile, household members and property type.
What property can foreigners buy in Singapore without approval?
The Singapore Land Authority (SLA) list the following types of property as being available for foreign buyers without approvals being necessary:
- Private condominium and flat units
- Strata landed houses in approved condominium developments
- Leasehold estates in landed residential property for a term not exceeding 7 years, including renewal options
- Some hotels, commercial or industrial property
Can a foreigner buy a condo in Singapore?
Yes. Foreign buyers - resident and non-resident - can buy private condo units in Singapore without advance permissions.
Additional costs apply compared to Singapore citizens purchasing a condo.
Can foreigners buy landed property in Singapore?
Foreigners may be able to buy landed property in Singapore but need advance permission from the SLA to do so.
Permission may be more likely for foreigners with permanent residence status and those who have made a significant contribution to the local economy.
Can foreigners buy an HDB in Singapore?
New HDBs under the BTO scheme are only available to Singapore Citizens.
Foreigners with PR status may be able to buy HDB property on the resale market. Foreigners who are not permanent residents of Singapore can not usually buy an HDB unit.
Rules for foreigners buying property in Singapore
Foreigners - both Singapore residents and non-resident foreigners - can buy property in Singapore. However, there are some important rules and restrictions.
- PR foreigners may need SLA permission to buy landed properties, and can only by resale HDBs
- Non-PR foreigners can not buy HDBs and need SLA permission to buy landed properties anywhere other than Sentosa Cove
- All properties bought in Singapore attract Buyers Stamp Duty at varying rates based on the property value
- Most foreign buyers pay additional stamp duty on Singapore property purchases, set at 60% of the property value
Foreigner stamp duty Singapore: BSD and ABSD explained
Buyers Stamp Duty applies to most purchases of property in Singapore - and Additional Buyer's Stamp Duty is applied when foreigners and PRs buy homes here. Additional Buyer's Stamp Duty can also apply on Singapore citizens buying second and investment homes.
Buyer’s Stamp Duty
Buyer’s Stamp Duty (BSD) is paid on documents signed when you buy property in Singapore. The rate of BSD is the same for all regardless of citizenship status and depends on the value of the property being purchased.
| Purchase price or market value of the property | BSD rates for residential properties⁴ |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Remaining amount | 6% |
*Details correct at time of research - 15th May 2026
ABSD for foreigners
Additional Buyer's Stamp Duty (ABSD) must be paid on top of BSD where applicable.
ABSD applies on home purchases made by any foreigner or PR, but it is waived for Singapore citizens buying their first property. Rates increase for citizens and PRs buying subsequent properties, as a second home or investment.
| Purchase type | ABSD rates⁵ |
|---|---|
| Singapore Citizens (SC) buying first residential property | Not applicable |
| SC buying second residential property | 20% |
| SC buying third and subsequent residential property | 30% |
| Singapore Permanent Residents (SPR) buying first residential property | 5% |
| SPR buying second residential property | 30% |
| SPR buying third and subsequent residential property | 35% |
| Foreigners buying any residential property | 60% |
*Details correct at time of research - 15th May 2026
To give an example here, if you’re buying a property worth 2 million SGD as a foreigner in Singapore, you’d pay the following:
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BSD - $69,600
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ABSD - $1,200,000
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Total amount owed - $1,269,600
This assumes you are not eligible for ABSD remission - more on that next. You can use the IRAS stamp duty calculator⁶ to conveniently check the stamp duty owed based on your personal situation and the property value.
Are any foreigners eligible for ABSD remission?
Foreigners from the following countries are eligible to pay the same ABSD as a Singaporean citizen would, under the terms of a free trade agreement⁷:
- Nationals and Permanent Residents of Iceland, Liechtenstein, Norway or Switzerland
- Nationals of the United States of America
If you’re eligible for this based on your nationality or residency status you can apply for a remission certificate online on the IRAS myTax Portal.
Singapore property tax for foreigners
Singapore’s annual property tax⁸ is calculated by multiplying the Annual Value⁹ of the property by the property tax rate.
If you live in your Singapore property, owner-occupier rates may apply. If the property is vacant or rented out, non-owner-occupier rates may apply.
The assessed annual value of your property is calculated with reference to the rental value of your home, if you were to let it on the open market. There’s guidance from IRAS on how to calculate this value, depending on the property type in question.
The amount of tax you pay is then worked out given the annual value of the home. To give an example, here are the Singapore owner-occupier tax rates (residential properties):
| Annual Value (SGD) | Tax rate | Property Tax Payable |
|---|---|---|
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| $19,020 |
*Details correct at time of research - 15th May 2026
Other costs to plan for when buying property in Singapore
When you buy property in Singapore you’ll need to consider the cost of the property itself, the BSD and ABSD which will apply. But the costs don’t necessarily stop there. Here are a few other costs to plan for when buying property in Singapore¹⁰:
- Valuation fees - a valuation may be needed by your mortgage provider, at a cost of around 500 SGD
- Mortgage application fees - your bank may have their own costs if you’re using a home loan to purchase
- Conveyancing or legal fees - often 2,500 SGD - 4,000 SGD depending on the property value
- Renovation or furnishing costs - very varied costs depending on the condition of the property
- Insurance costs - once you have your property you may be obliged to take mortgage or fire insurance
- Ongoing management fees - condo maintenance fees may be up to 500 SGD a month, while HDB service and conservancy charges (S&CC) can be up to about 100 SGD monthly
- Seller’s Stamp Duty - additional fees of up to 4% can apply if you sell your Singapore property soon after purchase¹¹
- Currency conversion costs - if you need to bring money to sIngapore from overseas, you may find you pay exeter fees for conversion. Using a provider like Wise can help limit the costs and get you the best available exchange rate. More on that next
Buying property in Singapore from overseas? Send money with Wise
If you’re buying property in Singapore from overseas, you may need to send money internationally for your deposit, stamp duties, legal fees or final property payment.
Wise international money transfers can be set up online or within the Wise app with low fees from 0.26% and the mid-market rate, to over 140+ countries. There’s no markup added to the exchange rate that’s used to convert your currency, which makes it easier to see exactly what you're paying for a transfer, and what the recipient will get in the end. Just transfer the amount indicated in SGD and let Wise do the rest.
Track your transfers easily when you create a free Wise account, and manage, hold, and convert your money in SGD and 40+ other currencies. You'll get the same great rates, and be able to track your transfers all from one place. As a bonus, you can also get 8+ local account details to be able to receive money in SGD, USD, GBP, and more.
Use the calculator below to estimate how much your money could be worth in SGD before making an international property payment.
Sources used:
- SLA - foreigners buying property
- HDB - buy a flat
- HDB - Exec.Condo
- IRAS - Buyers Stamp Duty
- IRAS - ABSD
- IRAS stamp duty calculator
- IRAS - ABSD remission
- IRAS - property tax
- IRAS - annual value
- Property Guru - hidden costs of buying a home
- IRAS - Seller’s Stamp Duty
*Please see terms of use and product availability for your region or visit Wise fees and pricing for the most up to date pricing and fee information.
This publication is provided for general information purposes and does not constitute legal, tax or other professional advice from Wise Payments Limited or its subsidiaries and its affiliates, and it is not intended as a substitute for obtaining advice from a financial advisor or any other professional.
We make no representations, warranties or guarantees, whether expressed or implied, that the content in the publication is accurate, complete or up to date.
