How to buy a house in Singapore as an Indian

Singapore has established itself as a key business and financial hub of the modern era, attracting professionals and investors from around the world. For Indians looking to invest in Singapore’s property market, buying a home requires careful planning and a clear understanding of the rules.

While the city-state permits foreigners to purchase real estate, there are specific regulations and eligibility criteria that every prospective buyer, including Indians, must meet. Navigating these requirements is essential to ensure a smooth and legally compliant property purchase.

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What you can buy and what you can’t

You’re considered a foreigner if you are not a Singapore Citizen, a Singapore company, a Singapore limited liability partnership or a Singapore association. As such, Singapore Permanent Residents (PRs) are also considered foreigners.

What PRs (Permanent Residents) Can Buy	What Non-PRs (Foreigners) Can Buy
Resale HDB flats (with another PR or Singaporean)	Private condos
Resale executive condominiums (ECs) that have reached their Minimum Occupation Period (MOP)	Private ECs
Privatised ECs	Landed properties in Sentosa Cove
Private condos	Landed properties (with special permission from Singapore Land Authority (SLA))
Strata-landed homes	–
Landed properties in Sentosa Cove	–
Landed properties (with special permission from SLA)	–

Many Indians are used to living in what Singaporeans would call landed homes. So begs the question: can an Indian buy landed property in Singapore? The answer is Yes but only in certain areas and with special permission.

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Restrictions for buying private property in Singapore

You will need to write to the Land Dealings Approval Unit and apply online on SLA’s website when looking to purchase the following:

• Vacant residential land
• Terrace house
• Semi-detached house
• Bungalow/detached house
• Strata landed house which is not within an approved condominium development under the Planning Act (e.g. townhouse or cluster house)
• Shophouse (for non-commercial use)

The approval is on a case-by-case basis. Applicants stand a better chance if they can show proof that they have made an "exceptional economic contribution to Singapore”, as SLA puts it.

Eligibility for buying property

As per a report by Property Guru, the eligibility criteria for PR and non-PR foreigners remain largely the same. Both PRs and non-Singapore PRs are restricted from buying new HDB flats such as Build-to-Order (BTO) and Sale of Balance Flats (SBFs) units as singles (you have to be married to a Singapore Citizen). Even then, a non-citizen spouse, or a spouse who is a foreigner and not an PR, can only be listed as an essential occupier and not a co-owner.

1. If You’re a Non-PR Buying Alone

You can only buy private property or a privatised executive condominium (EC) that is more than 10 years old.

2. If You’re an PR Buying Alone

Apart from new HDB flats, PRs can’t buy a resale HDB flat alone, and can only buy resale ECs that have reached their five-year MOP. Single PRs can buy private property if they wish.

3. If You’re an PR Jointly Buying With Another PR

• A resale HDB flat (three years after obtaining your PR)
• A resale EC that is more than five years old
• A privatised EC that is more than 10 years old
• Private property

4. If You’re an PR Buying With a Non-PR

• A resale EC that is more than five years old
• A privatised EC that is more than 10 years old
• Private property

5. If You’re Jointly Buying as a Non-PR Couple

• A privatised EC that is more than 10 years old
• Private property

6. If You’re Buying as a Singaporean-Foreigner Couple

• 2-room Flexi BTO flat in non-mature estates
• Resale flat (except 3Gen and Prime flats)
• Private property

When purchasing private property, foreigners or PRs married to a Singaporean do not need to pay Additional Buyer’s Stamp Duty (ABSD), provided they do not already own any residential property.

For HDB flats, mixed-nationality couples have specific options. You may buy a 2-room Flexi BTO flat in non-mature estates (99-year lease) if you are at least 35 years old and earn below the $7,000 income ceiling. Alternatively, you can purchase most resale flats (excluding 3Gen and Prime Location Public Housing flats) if you are 21 or older. At the time of your resale flat application, your non-resident spouse must hold a valid Long Term Visit Pass or Work Pass of at least six months if they are 21+, or any valid Visit/Work Pass if they are 35+.

When buying an HDB flat, you must submit your details to obtain the HDB Flat Eligibility (HFE) letter. This letter confirms your eligibility for an HDB flat, CPF Housing Grants, and HDB loan amounts.

Procedures for buying property in Singapore

Get Pre-Qualified for a Home Loan

Check how much you can afford using online calculators or by getting pre-qualified for a loan. This helps you understand how much banks may lend and sets a realistic budget before searching for property.

Understand Taxes and Fees

Foreigners must pay Additional Buyer’s Stamp Duty (ABSD) on top of Buyer’s Stamp Duty (BSD), while PRs pay different rates based on ownership. Certain nationalities may qualify for exemptions. Don’t forget legal and administrative fees when calculating costs.

Browse Property Listings

Explore available resale HDB flats, Executive Condominiums, and private condos. Consider location, nearby amenities, public transport, and commuting convenience when shortlisting properties.

Hire a Property Agent

Agents can help find properties, handle paperwork, and guide you through regulations. They usually charge around 1% of the purchase price for their services.

Apply for a Bank Loan

Foreign buyers can obtain up to 75% financing. Choose between fixed or floating rates and maintain sufficient savings (at least 12 months) to manage repayment risks.

Make an Offer and Finalise the Purchase

Once financing is ready and you’ve found your property, submit an offer. For HDB flats, use the HDB Flat Portal. For condos, pay option fees, secure financing, and complete the downpayment. Foreigners must pay the downpayment in cash, while PRs can use CPF savings combined with cash.