--- title: Buying Residential Property in Singapore as a Foreigner (ABSD + LDAU) country: singapore service: "absd-foreign-buyer-property" category: housing difficulty: complex estimated_time: "12-20 weeks for a condominium purchase; 16-26 weeks for landed property (LDAU approval adds 30+ working days)" cost_range: "SGD 70,000 - 6,000,000+" last_verified: 2026-05-23 canonical: https://publicservices.guide/singapore/absd-foreign-buyer-property/ status: current confidence: low tags: - property - "stamp-duty" - "foreign-buyer" - absd - bsd - ldau - "sentosa-cove" - "fta-remission" sources: - https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/additional-buyer's-stamp-duty-(absd) - https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer's-stamp-duty-(bsd) - https://www.iras.gov.sg/taxes/stamp-duty/for-property/appeals-refunds-reliefs-and-remissions/common-stamp-duty-remissions-and-reliefs-for-property/foreigners-eligible-for-absd-remission-under-free-trade-agreements-(ftas) - https://www.iras.gov.sg/taxes/stamp-duty/for-property/appeals-refunds-reliefs-and-remissions/common-stamp-duty-remissions-and-reliefs-for-property/remission-of-absd-(trust) - https://www.iras.gov.sg/taxes/stamp-duty/for-shares/paying-stamp-duty/when-to-pay-stamp-duty - https://www.iras.gov.sg/taxes/stamp-duty/for-shares/paying-stamp-duty/late-payment-or-non-payment-of-stamp-duty - https://www.iras.gov.sg/digital-services/stamp-duty - https://www.sla.gov.sg/regulatory/foreign-ownership-of-property/ - https://app.sla.gov.sg/ldau/faq - https://sso.agc.gov.sg/Act/RPA1976 - https://sso.agc.gov.sg/Act/SDA1929 - https://www.mas.gov.sg/news/media-releases/2023/measures-for-a-sustainable-property-market --- # Buying Residential Property in Singapore as a Foreigner (ABSD + LDAU) **Country:** πŸ‡ΈπŸ‡¬ Singapore **Last verified:** 2026-05-23 **Estimated time:** 12-20 weeks for a condominium purchase; 16-26 weeks for landed property (LDAU approval adds 30+ working days) **Cost:** SGD 70,000 - 6,000,000+ ## Required documents - **Passport (original)** - Where to get: Issued by your home country - Required: Original of the buyer's current passport; for US-passport-holder FTA claimants, the photo page is the primary nationality evidence - _Note:_ ABSD remission under the USSFTA is available only to US passport holders. US Lawful Permanent Residents (green-card holders) who are not US passport holders do not qualify. - **Option to Purchase (OTP)** *(Option to Purchase)* - Where to get: Issued by the seller (resale) or developer (new launch); negotiated through a CEA-licensed property agent - Required: Original OTP signed by the seller; option fee typically 1% of price for resale, 5% for new launches - _Note:_ The OTP gives the buyer a defined period (usually 14 days) to exercise. For landed property, secure LDAU in-principle approval before signing the OTP so the binding commitment is not made before approval risk is resolved. - **Sale and Purchase Agreement (S&P)** *(Sale and Purchase Agreement)* - Where to get: Drafted by the buyer's Singapore-qualified conveyancing lawyer based on the exercised OTP - Required: Executed S&P β€” triggers the 14-day stamping clock (Singapore-signed) or 30-day clock (overseas-signed) - _Note:_ Foreign-buyer transactions require a Singapore-qualified lawyer to handle conveyancing. For landed property, the S&P should include a condition precedent that LDAU substantive approval is obtained within a stated window (often 8-12 weeks). - **Singpass account** *(Singpass)* - Where to get: Register at singpass.gov.sg once a Singapore pass or NRIC/FIN is held - Required: Active Singpass login to use IRAS e-Stamping and the SLA LDAU e-Application centre - _Note:_ Singpass is the authentication layer for the IRAS e-Stamping portal, the myTax Portal (where FTA remission is filed), and the SLA LDAU online application. Foreigners can register once they hold an Employment Pass, S Pass, or Dependant's Pass. - **Evidence of nationality and residency (FTA remission)** - Where to get: US passport (USSFTA) or passport plus permanent-residency document of Iceland, Liechtenstein, Norway, or Switzerland (EFTA) - Required: Colour copy of the photo page; for EFTA permanent-resident claimants, the EFTA-state residency document in addition to the passport - _Note:_ Filed via the myTax Portal under Request > Apply for Assessment / Appeal / Waiver, alongside the ABSD Declaration Form and supporting documents. - **LDAU supporting file (landed-property buyers)** *(Land Dealings Approval Unit)* - Where to get: Online via the SLA LDAU e-Application centre at app.sla.gov.sg/ldau1 - Required: Identification, curriculum vitae showing economic contribution to Singapore, Notice of Assessment from IRAS, evidence of residency duration, OTP or S&P (or unsigned indicative offer for in-principle approval), land title and survey details - _Note:_ Mainland landed: applicant must be a Singapore Permanent Resident for at least 5 years and demonstrate exceptional economic contribution to Singapore. Sentosa Cove: the 5-year-PR + economic-contribution gate does not apply; assessment is fit-and-proper-person grounds and ability to fund the purchase. - **Singapore residential address** - Where to get: A current Singapore address recorded on the OTP, S&P, and stamping submission - Required: Address where the buyer can receive IRAS correspondence, stamp certificate, and (for landed) LDAU determination ## Costs - **Buyer's Stamp Duty (BSD) β€” residential, marginal bands:** 1–6 SGD β€” 1% on the first S$180,000; 2% on the next S$180,000; 3% on the next S$640,000; 4% on the next S$500,000; 5% on the next S$1,500,000; 6% on the amount above S$3,000,000. Top bands of 5% (above S$1.5M to S$3M) and 6% (above S$3M) introduced 15 February 2023. BSD is not remitted under any FTA. - **Additional Buyer's Stamp Duty (ABSD) β€” foreigner rate:** 60–60 SGD β€” ABSD is to be paid in addition to BSD. Effective from 27 April 2023; previous rate was 30% from 16 December 2021. Refundable under the FTA remission (US, Iceland, Liechtenstein, Norway, Switzerland nationals or EFTA-state permanent residents) to the equivalent Singapore Citizen rate. - **ABSD β€” entity (company, partnership, trustee):** 65–65 SGD β€” Entity rate covers companies, partnerships, associations, clubs, and trustees acquiring residential property on trust. No FTA remission for entities. Trustees may apply for ABSD (Trust) remission within 6 months where the trust has identifiable individual beneficiaries. - **LDAU application fee (per restricted property):** 1220 SGD β€” Non-refundable if the application is declined. Same fee for in-principle and substantive approval applications. Required for mainland landed, Sentosa Cove landed, vacant residential land, strata landed outside an approved condominium development, and other restricted residential classes. - **Late stamping penalty β€” within 3 months of deadline:** 10 SGD β€” Penalty = greater of S$10 or the amount of unpaid duty. Penalties stack with the underlying BSD + ABSD; the instrument is unenforceable in Singapore courts until stamped. - **Late stamping penalty β€” beyond 3 months:** 25 SGD β€” Penalty = greater of S$25 or 4Γ— the unpaid duty. Stamp Duties Act section 46. ## Steps ### 1. Engage a CEA-licensed property agent and a Singapore-qualified conveyancing lawyer - Foreign-buyer transactions require a Singapore-qualified lawyer for conveyancing; engagement before signing the OTP is standard. - Confirm the property class β€” strata condominium unit (no LDAU approval), mainland landed, or Sentosa Cove landed (both require LDAU approval). This determines whether the LDAU lane is on the critical path. - If the target is landed property, the lawyer will typically advise securing LDAU in-principle approval before signing the OTP. > **Tip:** The classification of the property as 'restricted residential property' under section 4 of the Residential Property Act 1976 β€” not the buyer's preference β€” drives whether LDAU approval is needed. Strata landed houses within an approved condominium development are non-restricted; strata landed houses outside an approved development are restricted. ### 2. Secure LDAU approval (landed-property buyers only) _Applies when: If purchasing mainland landed property, Sentosa Cove landed, vacant residential land, or other restricted residential classes_ - File the application online via the SLA LDAU e-Application centre at app.sla.gov.sg/ldau1; Singpass authentication required. - Pay the S$1,220 application fee per property. Same fee for in-principle and substantive approval applications; non-refundable if declined. - Submit the supporting file: identification, curriculum vitae showing economic contribution, IRAS Notice of Assessment, evidence of Singapore residency duration, the OTP or S&P (substantive) or an unsigned indicative offer (in-principle), land title and survey details. - Mainland landed: applicant must be a Singapore Permanent Resident for at least 5 years and demonstrate exceptional economic contribution to Singapore. Sentosa Cove: no 5-year-PR gate; assessed on fit-and-proper-person grounds and ability to fund the purchase. - Processing time: approximately 30 working days for mainland (8 weeks for complex applications); 4-6 weeks for Sentosa Cove. > **Tip:** LDAU approval is mandatory under section 25 of the Residential Property Act 1976 for restricted residential property β€” the Sentosa Cove regime is a faster, more permissive lane within section 25, not an exemption from approval. > **If this fails:** Acquiring or retaining restricted residential property without LDAU approval is an offence under section 31 of the Residential Property Act 1976. Consequences include a fine, transaction voidability, and forced disposal at a price set by the SLA β€” with the foreign acquirer typically losing capital appreciation and bearing transaction costs. ### 3. Sign the Option to Purchase and pay the option fee - The seller (resale) or developer (new launch) grants the OTP on payment of the option fee β€” typically 1% of purchase price for resale, 5% for new launches via the developer's S&P. - The OTP gives the buyer a defined period (usually 14 days for resale) to decide whether to exercise. - For landed property, the OTP should be signed only after LDAU in-principle approval is in hand so the binding commitment is not made before approval risk is resolved. > **Tip:** For new-launch developer transactions, the OTP and S&P follow the developer's progressive payment scheme; option fees and timing differ from the standard 1%/14-day resale pattern. ### 4. Exercise the OTP and execute the Sale and Purchase Agreement - Within the OTP validity period, sign the OTP acceptance and pay the balance of the deposit (typically a further 4% for resale, totalling 5%; or progressive payments per the developer's scheme for new launches). - The S&P is drafted by the buyer's Singapore-qualified conveyancing lawyer based on the exercised OTP. - For landed property, the S&P should include a condition precedent that LDAU substantive approval is obtained within a stated period (often 8-12 weeks); failure to obtain approval triggers refund of the deposit less administrative costs. > **Tip:** S&P execution starts the 14-day stamping clock (Singapore-signed) or the 30-day clock (overseas-signed). Plan the stamping payment for within that window β€” late stamping carries penalties stacking with the underlying duty. ### 5. Pay BSD plus ABSD via IRAS e-Stamping - Log in to the IRAS e-Stamping portal at iras.gov.sg/digital-services/stamp-duty using Singpass. - Pay BSD across the tiered marginal bands (1%-6%) and ABSD at 60% (foreigner) or 65% (entity / trustee) on the consideration stated in the instrument (or the market value, whichever is higher). - Settle payment by GIRO, internet banking via FAST or SGD MEPS+, AXS terminals, or cheque. A stamp certificate is issued immediately on payment confirmation. - FTA remission applicants: pay the full 60% ABSD at this stage upfront. The remission is a refund-style relief, not a prepayment waiver. > **Tip:** ABSD is to be paid in addition to BSD β€” the two layers stack and are computed independently per the IRAS published rate tables. For a S$2,000,000 condominium purchase by a non-FTA foreigner, BSD is S$69,600 and ABSD is S$1,200,000, for combined stamp duty of S$1,269,600. > **If this fails:** Late stamping carries penalties under Stamp Duties Act section 46: within 3 months past the deadline, the greater of S$10 or the unpaid duty; beyond 3 months, the greater of S$25 or 4Γ— the unpaid duty. The instrument cannot be admitted in evidence in Singapore courts until stamped, which makes mortgage drawdowns and title registration practically impossible until the position is regularised. ### 6. File the FTA remission application via myTax Portal _Applies when: If a US passport holder (USSFTA) or a national or permanent resident of Iceland, Liechtenstein, Norway, or Switzerland (EFTA-Singapore FTA)_ - Within 14 days after stamping, log in to the IRAS myTax Portal and navigate to Request > Apply for Assessment / Appeal / Waiver. - Upload the ABSD Declaration Form and supporting documents: colour copy of the passport photo page, OTP and S&P, signed declaration of property count, and (for EFTA permanent-resident claimants) evidence of permanent residency in Iceland, Liechtenstein, Norway, or Switzerland. - IRAS typically issues a decision within 2-4 weeks of a complete file; the refund of the remitted ABSD differential is credited to the buyer's nominated bank account or by cheque. > **Tip:** The 14-day post-stamping filing window is short. Prepare the supporting bundle before stamping so the application can be lodged the same week. The legal basis is the FTA remission regulation made under section 74 of the Stamp Duties Act, which empowers the Minister for Finance to remit duty in defined cases. ### 7. Complete the purchase and register title - The buyer's lawyer handles requisitions to government departments (URA planning, SLA title, IRAS tax clearance), discharge of any existing mortgage on title, and funds settlement on completion date. - Completion is typically 10-12 weeks after S&P execution for resale; per the progressive payment schedule for new launches (which can span multiple years). - The lawyer lodges the transfer at the SLA and registers the buyer as proprietor on title, then lodges a caveat protecting the buyer's interest pending registration. - From registration, the buyer is automatically the registered owner for property-tax purposes; IRAS issues annual property-tax bills based on the Annual Value of the property. Owner-occupier and non-owner-occupier property-tax rates differ β€” foreign-owned property let to tenants attracts the higher non-owner-occupier rate. > **Tip:** For Sentosa Cove landed homes, owner-occupation is mandatory and the property may not be let out for short-term or long-term rental. Breach is an offence under the Residential Property Act 1976 carrying a fine of up to S$200,000 and imprisonment of up to 3 years. ## FAQ ### Do GCC nationals qualify for ABSD remission? No. The GCC-Singapore FTA does not include a property-stamp-duty national-treatment clause. Nationals of Bahrain, Kuwait, Oman, Qatar, Saudi Arabia, and the United Arab Emirates pay the full 60% foreigner ABSD. The IRAS FTA remission page lists only nationals of the United States (under the United States-Singapore Free Trade Agreement) and nationals or permanent residents of Iceland, Liechtenstein, Norway, and Switzerland (under the European Free Trade Association-Singapore FTA). ### What does the FTA remission actually reduce ABSD to? A qualifying FTA buyer receives ABSD treatment equivalent to a Singapore Citizen with the same property-count profile: - First residential property β€” 0% ABSD (full remission of the 60% foreigner rate). - Second residential property β€” 20% ABSD (reduced from 60% to the Singapore Citizen 2nd-property rate of 20%). - Third and subsequent β€” 30% ABSD (reduced from 60% to the Singapore Citizen 3rd-and-subsequent rate of 30%). Buyer's Stamp Duty is unaffected β€” the FTA remission applies only to ABSD. The buyer must acquire as an individual (not through a company, trust, or partnership), and must hold the qualifying nationality at the time of stamping. ### Is Sentosa Cove a no-approval carve-out for foreign buyers? No. LDAU approval is mandatory under section 25 of the Residential Property Act 1976 for foreign buyers of Sentosa Cove landed homes. The relaxation is on assessment criteria (no 5-year-PR + exceptional-economic-contribution gate) and on speed (typically 4-6 weeks vs ~30 working days for mainland landed). Foreign individuals who are not Singapore Permanent Residents β€” or who have been PRs for less than 5 years β€” can qualify under the Sentosa Cove regime, but the application itself, the S$1,220 fee, and the conditions imposed (owner-occupation, no letting out, one-property ceiling, land area at most 1,800 square metres) still apply. ### Do I need LDAU approval to buy a condominium? Not for a strata condominium unit in an approved condominium development β€” these are non-restricted residential property and a foreign person may acquire them without LDAU consent. ABSD still applies at the foreigner rate of 60% (with potential FTA remission). LDAU approval is required for vacant residential land, terrace houses, semi-detached houses, bungalows, strata landed houses outside an approved condominium development, residential shophouses, and Sentosa Cove landed homes. ### When is BSD + ABSD payable, and what happens if I miss the deadline? Within 14 days of S&P execution if the instrument is signed in Singapore, or 30 days if signed overseas. Payment is via the IRAS e-Stamping portal, by GIRO, internet banking (FAST or SGD MEPS+), AXS terminals, or cheque. If stamping is late by up to 3 months, the penalty is the greater of S$10 or the amount of unpaid duty; beyond 3 months, the greater of S$25 or 4Γ— the unpaid duty (Stamp Duties Act section 46). Weekends and public holidays do not extend the deadline. The instrument cannot be admitted in evidence in Singapore courts until stamped. ### How does the FTA remission process work in practice? Pay the full 60% ABSD upfront at stamping via IRAS e-Stamping. Within 14 days after stamping, file the ABSD Declaration Form and the remission application via the myTax Portal (Request > Apply for Assessment / Appeal / Waiver). Supporting documents typically include a colour copy of the passport photo page, the OTP and S&P, evidence of property count (signed declaration that this is the first / second / third residential property), and β€” for EFTA permanent-resident claimants β€” evidence of permanent residency in Iceland, Liechtenstein, Norway, or Switzerland. IRAS typically decides within 2-4 weeks of a complete file; the refund of the remitted ABSD differential is credited to the buyer's nominated bank account or by cheque. End-to-end (stamping β†’ refund) commonly runs 3-6 months. ### Are Singapore Permanent Residents 'foreigners' for these rules? For ABSD purposes, Singapore Permanent Residents (SPRs) are a distinct category β€” 5% on the first residential property, 30% on the second, 35% on the third and subsequent. For Residential Property Act purposes (LDAU approval for landed property), SPRs are foreign persons and require LDAU approval. RPA status differs from ABSD status. The mainland-landed LDAU assessment criteria (5-year PR + exceptional economic contribution) effectively gate landed property to long-tenure SPRs. ### Can I dispute an IRAS or LDAU decision? For IRAS ABSD or remission decisions, lodge an objection with the Comptroller of Stamp Duties within 30 days of the notice of refusal (Stamp Duties Act section 39); if the objection is dismissed, appeal to the Income Tax Board of Review within 30 days; from the Board, a further appeal lies to the High Court on questions of law. For SLA LDAU decisions, there is no formal statutory right of appeal; judicial review in the High Court on administrative-law grounds is available within 3 months but is uncommon and high-cost. The Minister for Law has discretion to revisit in practice. ## Local tips - Singapore peer payments and small-merchant payments commonly route through PayNow rather than card; link the SGD account funding the purchase to PayNow before completion. - The S&P should specify whether the property is held under the residential or non-residential BSD schedule β€” the non-residential schedule caps at 5% but does not apply to homes. - For new-launch developer transactions, the progressive payment scheme spreads completion across multiple years; BSD + ABSD is still due within 14 days of S&P execution, not at the final progress payment. ## Sources - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/additional-buyer's-stamp-duty-(absd)) β€” accessed 2026-05-23 β€” _T1_ β€” ABSD foreigner rate is a flat 60% on the consideration or market value (whichever higher) of Singapore residential property, applicable from the first residential property acquired by a foreign individual. Rate effective from 27 April 2023, replacing the previous 30% rate that was effective 16 December 2021. ABSD is to be paid in addition to BSD. Entity (company/partnership/association) and trustee rates: 65%. - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer's-stamp-duty-(bsd)) β€” accessed 2026-05-23 β€” _T1_ β€” BSD on residential property is charged across marginal bands: 1% on first S$180,000; 2% on next S$180,000; 3% on next S$640,000; 4% on next S$500,000; 5% on next S$1,500,000; 6% on amount above S$3,000,000. Top bands of 5% and 6% introduced 15 February 2023. BSD applies regardless of nationality, residency, or property count, and is computed on the higher of consideration or market value. - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/taxes/stamp-duty/for-property/appeals-refunds-reliefs-and-remissions/common-stamp-duty-remissions-and-reliefs-for-property/foreigners-eligible-for-absd-remission-under-free-trade-agreements-(ftas)) β€” accessed 2026-05-23 β€” _T1_ β€” ABSD remission under FTAs is available to nationals of the United States of America (USSFTA, in force since 1 January 2004 β€” US passport holders only; US Lawful Permanent Residents who are not US passport holders do not qualify) and to nationals or permanent residents of Iceland, Liechtenstein, Norway, and Switzerland (EFTA-Singapore FTA). Qualifying buyers receive ABSD treatment equal to a Singapore Citizen with the same property-count profile: 0% on first residential property, 20% on second, 30% on third and subsequent. The GCC-Singapore FTA does not include a property-stamp-duty national-treatment clause; GCC nationals (Bahrain, Kuwait, Oman, Qatar, Saudi Arabia, United Arab Emirates) pay the full 60% foreigner ABSD. - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/taxes/stamp-duty/for-property/appeals-refunds-reliefs-and-remissions/common-stamp-duty-remissions-and-reliefs-for-property/remission-of-absd-(trust)) β€” accessed 2026-05-23 β€” _T1_ β€” Transfers of residential property into a living trust have attracted ABSD (Trust) since 9 May 2022. Original rate 35%; uplifted to 65% from 27 April 2023. Remission is available within 6 months of execution where the trust has identifiable individual beneficiaries only; the refund equals the difference between the 65% ABSD (Trust) rate and the ABSD rate that would otherwise apply to the beneficial owner with the highest applicable rate. - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/taxes/stamp-duty/for-shares/paying-stamp-duty/when-to-pay-stamp-duty) β€” accessed 2026-05-23 β€” _T1_ β€” Stamp duty (BSD and ABSD on residential property) is payable within 14 calendar days of execution if the instrument is signed in Singapore, or 30 calendar days if signed overseas. Weekends and public holidays do not extend the deadline. - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/taxes/stamp-duty/for-shares/paying-stamp-duty/late-payment-or-non-payment-of-stamp-duty) β€” accessed 2026-05-23 β€” _T1_ β€” Late stamping penalties under Stamp Duties Act section 46: within 3 months past deadline, penalty is the greater of S$10 or the amount of unpaid duty; beyond 3 months, the greater of S$25 or 4Γ— the unpaid duty. Penalties stack with the underlying duty. An unstamped instrument is unenforceable in Singapore courts. - [Inland Revenue Authority of Singapore](https://www.iras.gov.sg/digital-services/stamp-duty) β€” accessed 2026-05-23 β€” _T1_ β€” IRAS e-Stamping is the digital channel for paying BSD and ABSD on Singapore property transactions. Singpass authentication required for individuals. Payment accepted via GIRO, internet banking (FAST or SGD MEPS+), AXS terminals, or cheque. A stamp certificate is issued immediately on payment confirmation. - [Singapore Land Authority](https://www.sla.gov.sg/regulatory/foreign-ownership-of-property/) β€” accessed 2026-05-23 β€” _T1_ β€” Foreign persons require Land Dealings Approval Unit (LDAU) approval under section 25 of the Residential Property Act 1976 to purchase restricted residential property: vacant residential land, terrace houses, semi-detached houses, bungalows, strata landed houses outside an approved condominium development, residential shophouses, and landed property at Sentosa Cove. Strata condominium units, strata flats in approved developments, and strata landed houses within approved condominium developments are non-restricted and do not require LDAU approval. A foreign owner may hold only one restricted residential property at a time. Sentosa Cove landed homes require LDAU approval but on more permissive criteria β€” no 5-year-PR + economic-contribution gate; assessed on fit-and-proper-person grounds; faster processing (4-6 weeks vs ~30 working days for mainland). Owner-occupation is mandatory at Sentosa Cove; letting out is an offence under the Residential Property Act 1976 carrying a fine of up to S$200,000 and imprisonment of up to 3 years. - [Singapore Land Authority β€” Land Dealings Approval Unit](https://app.sla.gov.sg/ldau/faq) β€” accessed 2026-05-23 β€” _T1_ β€” LDAU application fee is S$1,220 per property; same fee for in-principle and substantive approval applications; non-refundable if the application is declined. Filing is online via the SLA LDAU e-Application centre at app.sla.gov.sg/ldau1 with Singpass authentication. Mainland landed assessment criteria require the applicant to be a Singapore Permanent Resident for at least 5 years and demonstrate exceptional economic contribution to Singapore. Processing time approximately 30 working days from receipt of a complete file for mainland (longer for complex applications); 4-6 weeks for Sentosa Cove. - [Singapore Statutes Online β€” Attorney-General's Chambers](https://sso.agc.gov.sg/Act/RPA1976) β€” accessed 2026-05-23 β€” _T1_ β€” Residential Property Act 1976. Section 4 defines 'foreign person' as any individual who is not a Singapore Citizen, any foreign company, foreign society, converted company that has ceased to be Singapore-controlled, or non-Singapore-citizen trustee β€” meaning Singapore Permanent Residents are foreign persons for RPA purposes (distinct from their separate ABSD category). Section 25 establishes the application-to-the-Minister approval process for foreign persons to purchase, acquire, or retain restricted residential property. Section 31 makes acquiring or retaining restricted residential property without approval an offence, with fines, transaction voidability, and forced-disposal consequences. - [Singapore Statutes Online β€” Attorney-General's Chambers](https://sso.agc.gov.sg/Act/SDA1929) β€” accessed 2026-05-23 β€” _T1_ β€” Stamp Duties Act 1929. First Schedule sets out BSD rates (as amended by successive Stamp Duties (Amendment) Acts, including the 15 February 2023 introduction of top BSD bands of 5% and 6%) and ABSD rates (most recent rate uplift effected by amendment regulations gazetted 26 April 2023 with effect 27 April 2023). Section 46 sets out late-stamping penalties. Section 74 empowers the Minister for Finance to remit duty in defined cases β€” the statutory basis for the FTA remission and the ABSD (Trust) remission. Section 39 governs objections to Comptroller decisions with a 30-day window; appeals lie to the Income Tax Board of Review and then to the High Court on questions of law. - [Monetary Authority of Singapore](https://www.mas.gov.sg/news/media-releases/2023/measures-for-a-sustainable-property-market) β€” accessed 2026-05-23 β€” _T1_ β€” Joint Government of Singapore announcement of property cooling measures effective 27 April 2023: foreigner ABSD rate raised from 30% to 60%; entity rate raised from 35% to 65%; ABSD (Trust) rate raised from 35% to 65%. Measures introduced 'to dampen investment demand and prioritise housing for owner-occupation.' No subsequent ABSD rate revision announced as of 2026-05-23. --- Verification pending β€” see the canonical page for the latest trust state. Canonical: https://publicservices.guide/singapore/absd-foreign-buyer-property/