Foreigners cannot directly buy mainland Singapore landed property (terrace, semi-detached, bungalow, GCB) without prior approval from the Land Dealings Approval Unit (LDAU). LDAU approval is granted only to long-term residents with strong economic/social contribution to Singapore. The exception: foreigners can buy strata landed (cluster houses) and Sentosa Cove landed properties without LDAU approval — these are subject to standard 60% foreigner ABSD.
LDAU approval criteria
LDAU evaluates foreign landed-property applications based on:
- Years of PR or residence in Singapore (typically 5+ years)
- Economic contribution: tax paid, employment generated, investment
- Social contribution: community engagement, family ties
- Property purpose: owner-occupation only; investment-only buyers rejected
- Property value: typically S$5M+ properties favoured
Approval rate is approximately 30-40% historically. Source: SLA.
Sentosa Cove exception
Sentosa Cove (Sentosa Island residential plots) is the only mainland-adjacent area where foreigners can buy landed property without LDAU approval. ABSD: 60% (foreigner first property). Prices: S$5-25M typically.
Strata landed for foreigners
Strata-landed cluster houses are classified as private residential — foreigners can buy with standard private-property ABSD (60% first). Prices: S$2-5M typically.
FAQ
Are FTA nationals exempt?
FTA nationals (US, Iceland, Liechtenstein, Norway, Switzerland) still need LDAU approval for mainland landed, but qualify for SC-rate ABSD (0%) once approved.
How long does LDAU approval take?
3-6 months typical processing time.
Can foreigners buy GCB?
Extremely rarely. GCBs in 39 gazetted areas are essentially restricted to SCs and approved LDAU applicants.