Buying residential property as a foreigner in Singapore: the ABSD checklist

By Winfred Quek · CEA R073319H · Published 23 October 2026

If you are not a Singapore citizen or permanent resident, the biggest number on your buying budget is the additional buyer's stamp duty, or ABSD. It is paid on top of the normal buyer's stamp duty.

The ABSD rate for foreigners

Foreigners pay 60% ABSD on any residential property. The rate does not depend on the price or on how many properties you already own. It applies to residential property only, so mixed use and commercial property are treated differently.

The rate has been at 60% for foreigners since April 2023. Check the current IRAS table before you rely on it, because rates can change.

Other buyer groups, for comparison

• Singapore citizens: nothing on the first property, 20% on the second, 30% on the third and after.
• Permanent residents: 5% on the first property, 30% on the second and after.
• Entities: 65% on every residential property, with some exceptions for entities that can show a clear beneficiary.

Checklist before you make an offer

1. Confirm your buyer status. Your nationality and residency status decide the ABSD rate, so check it against your passport and any permanent resident status.
2. Work out the total cash needed. Add the 60% ABSD, the buyer's stamp duty, the cash down payment your bank requires, and legal fees.
3. Check the loan rules. Foreign buyers have a lower loan limit than citizens, so confirm your loan amount with a bank before you negotiate.
4. Check the paperwork. Your passport, proof of income, proof of funds, and any tax residency documents the bank or lawyer asks for.
5. Ask your lawyer how the ABSD is paid. It is due within a set number of days of signing, so plan the cash ahead of time.
6. Plan the holding period. If you sell within the holding period, a seller's stamp duty can apply on top of the ABSD you have already paid.

Common mistakes

• Budgeting only for the price and the normal buyer's stamp duty, then running short of cash for the ABSD.
• Assuming a company or trust pays a lower rate. Entities have their own rules.
• Forgetting that the ABSD is not refunded if the property is sold later.

This is general information and not tax or legal advice. Speak to a lawyer and a licensed agent before you make an offer.

Next step

Book a 30 minute call to run the numbers for your budget, or WhatsApp 8161 8149 with your nationality, residency status and target price.

Winfred Quek is an Associate Marketing Consultant with Crestbrick Pte Ltd, CEA R073319H. This article is general information and not legal, tax or financial advice. Speak to a licensed agent, a lawyer or a financial adviser before you decide.