Residential Property Act (RPA)
What can foreigners buy under the Residential Property Act?
The Residential Property Act limits which homes foreigners can buy in Singapore. Foreigners can freely buy condominium units and other flats, but need approval from SLA's Land Dealings Approval Unit to buy landed homes, such as terraces, semi-detached houses and bungalows, or vacant residential land. Approval is case by case and usually requires at least five years as a permanent resident.
Key facts
- Foreign person
- Anyone who is not a Singapore citizen, Singapore company, Singapore LLP or Singapore society
- No approval needed
- Condo units, flats, strata landed houses within approved condominiums, and leases of landed property up to 7 years
- Approval needed
- Vacant residential land, terrace, semi-detached and detached houses, strata landed houses outside condos, and landed homes at Sentosa Cove
- Approved by
- SLA's Land Dealings Approval Unit (LDAU)
- Main criteria
- Usually a PR for at least 5 years, with an exceptional economic contribution to Singapore
- Processing time
- About 30 working days after all documents are received
As of 6 Nov 2026. Source: SLA, IRAS, HDB.
How the Residential Property Act works
The Act requires a foreign person to get government approval before buying “restricted residential property”, which is mainly landed housing and residential land.
| Property | Foreigners need approval? |
|---|---|
| Condominium or apartment unit | No |
| Strata landed house within an approved condominium | No |
| Lease of landed property of 7 years or less | No |
| Terrace, semi-detached or detached house | Yes |
| Townhouse or cluster house outside an approved condominium | Yes |
| Vacant residential land | Yes |
| Landed home at Sentosa Cove | Yes |
Example
An Australian on an Employment Pass wants to buy a condo unit in District 15. No approval is needed under the Act, though they will pay ABSD at the rate for foreigners. If they wanted a terrace house instead, they would need LDAU approval first, which generally requires having been a permanent resident for at least five years.
Common mistakes
- Signing an OTP for a landed home first. Get approval in principle before committing.
- Assuming a “landed” unit in a condo needs approval. Strata landed houses within an approved condominium don’t.
- Forgetting ABSD. Even where no approval is needed, foreigners pay Additional Buyer’s Stamp Duty.
Frequently asked questions
Can foreigners buy an executive condominium or HDB flat?
The Residential Property Act doesn't require approval for EC units or HDB flats, but their own rules restrict who can buy them. HDB flats are for eligible citizen and permanent resident households, and an EC can be sold to foreigners only once it is fully privatised.
Do foreigners pay extra stamp duty?
Yes. Foreigners pay Additional Buyer's Stamp Duty on residential property, on top of Buyer's Stamp Duty. See ABSD for the current rates.
Should I sign before getting approval?
No. SLA strongly encourages foreigners to get approval before signing a purchase contract for a restricted property. You can apply for approval in principle before choosing a property.
Related terms
Sources
Every figure on this page was checked against the official government sources above on 6 Nov 2026. See our editorial policy.
This is general information, not financial, legal or tax advice.