Settling In Singapore
Your comprehensive guide to finding the perfect home in Singapore. From rental tips and neighborhood guides to property buying as a foreigner, we help you navigate the property market with confidence.
Foundation Knowledge
Singapore has a unique property landscape with different restrictions for each property type. Understanding these distinctions is crucial for expats planning to rent or buy.
Public housing built by the Housing Development Board. Over 80% of Singaporeans live in HDB flats. Most affordable rental option with authentic local living experience.
Rent: $1,800-$3,500/month (3-5 room)
Hybrid between HDB and private condo. Built by private developers but sold at subsidized prices to eligible Singaporeans. Becomes fully private after 10 years (MOP).
Rent: $2,200-$4,500/month
Private developments with facilities like pools, gyms, tennis courts, and 24/7 security. Most expats choose condos for convenience and lifestyle amenities.
Rent: $2,500-$8,000+/month | Buy: $1M-$5M+
Includes terrace houses, semi-detached houses, and bungalows. Premium living with more space and privacy. Highly restricted for foreigners.
Rent: $6,000-$30,000+/month
Fully furnished units with hotel-like services including housekeeping, concierge, and utilities included. Perfect for short-term or transitional stays.
Rent: $4,000-$15,000+/month
Modern shared living with private bedrooms and shared common areas. Popular with young professionals and digital nomads. Great for networking and community.
Rent: $1,500-$3,500/month (per room)
This is one of the most common questions from expats looking to rent or eventually buy property in Singapore. Understanding the differences can save you money and help you make better housing decisions.
| Feature | Executive Condo (EC) | Private Condo |
|---|---|---|
| Developer | Private developer (HDB regulated) | Private developer |
| Price Point | 10-20% cheaper than equivalent private condo | Market rate pricing |
| Facilities | Full condo facilities (pool, gym, tennis, BBQ, security) | Full condo facilities (pool, gym, tennis, BBQ, security) |
| Who Can Buy (New) | Singapore Citizens only (income ceiling applies) | Anyone (foreigners pay 60% ABSD) |
| Foreigner Can Buy | After 10 years only (when fully privatized) | Immediately (with 60% ABSD) |
| Foreigner Can Rent | ✓ Yes | ✓ Yes |
| CPF Usage | Yes (with HDB loan or bank loan) | Yes (bank loan only) |
| Typical Locations | Suburban areas (Tampines, Punggol, Sengkang, Tengah) | Everywhere including prime districts (D9, D10, D11) |
| Lease | 99-year leasehold | 99-year leasehold or freehold |
MOP (Minimum Occupation Period) is a key concept for ECs. It's the mandatory period owners must live in the property before they can sell or rent it out. Here's how it works:
🏠 Bottom Line: For expats, the EC vs Private Condo distinction matters most when buying. For renting, both offer similar lifestyles - choose based on location, facilities, and price. ECs often provide better value in suburban areas.
Where to Live
Singapore offers diverse neighborhoods, each with unique character, amenities, and price points. Your choice depends on lifestyle preferences, family needs, workplace location, and budget.
Singapore's most famous shopping belt. Central location with world-class retail, dining, and entertainment. Walking distance to top international schools and the CBD.
Rent 2BR: $4,500-$8,000/month
Best for: Singles, couples, executives
Bohemian neighborhood with cafes, boutiques, and a vibrant dining scene. Very popular with expat families due to proximity to international schools.
Rent 2BR: $3,500-$6,000/month
Best for: Families with school-age children
Singapore's most prestigious residential area. Known for landed properties, nature reserves, and top schools. Preferred by affluent families and senior executives.
Rent 2BR: $4,000-$7,000/month
Best for: Families seeking space and nature
Beachfront living with Peranakan heritage charm. Famous for East Coast Park, seafood restaurants, and a strong sense of community. Great food scene.
Rent 2BR: $2,800-$5,000/month
Best for: Active lifestyle seekers, foodies
Established residential area with good value. Mix of private condos and HDB estates. Close to East Coast Park and well-connected by MRT.
Rent 2BR: $2,200-$4,000/month
Best for: Budget-conscious families
Major regional hub in the East. Large shopping malls, sports facilities, and excellent public transport. Popular with families working in the East or Changi Business Park.
Rent 2BR: $2,000-$3,500/month
Best for: East-side workers, airport proximity
Modern high-rises in the heart of the business district. Walk to work, vibrant nightlife, excellent restaurants. High-energy urban lifestyle.
Rent 2BR: $4,000-$7,500/month
Best for: Young professionals, couples
Riverside living with waterfront bars and restaurants. Popular with expats for its relaxed vibe while still being central. Great weekend brunch scene.
Rent 2BR: $3,500-$6,500/month
Best for: Social butterflies, F&B lovers
Exclusive waterfront enclave with marina views. The only place foreigners can buy landed property without approval. Resort-style living.
Rent 2BR: $5,000-$12,000/month
Best for: Ultra-high-net-worth individuals
Northern regional hub near the Malaysia border. Popular with families working in Woodlands or commuting to JB. More affordable with improving amenities.
Rent 2BR: $2,000-$3,500/month
Best for: SAS families, budget seekers
Western regional hub with major shopping malls and the upcoming Jurong Lake District. Close to science parks and industrial areas.
Rent 2BR: $2,200-$3,800/month
Best for: West-side workers, families
Educational hub near NUS and polytechnics. Mix of HDB and private developments. Good value with excellent connectivity to CBD.
Rent 2BR: $2,300-$4,000/month
Best for: Academics, students, value seekers
Renting in Singapore
Understanding the rental process will help you secure your ideal home faster and avoid common pitfalls. Here's everything you need to know from search to move-in.
Start searching 4-6 weeks before your move date. Singapore's rental market moves fast.
Submit a formal offer once you've found your ideal property. This is not legally binding.
Once LOI is accepted, both parties sign the formal Tenancy Agreement (TA).
Document the property condition thoroughly before moving in.
Set up utilities and complete final handover checklist.
With at least 6 months validity
Copy of In-Principle Approval (IPA) or actual pass
Stating position, salary, and contract duration
Recent payslips or bank statements (3 months)
*Agent fee typically 0.5 month for 2-year lease, 1 month for 1-year lease. Landlord pays the other portion.
Essential for expats. Allows early termination if you're relocated by your employer, lose your job, or your work pass is cancelled. Typically activates after 12 months with 2 months notice.
Tenant typically pays for repairs under $150-200. Landlord covers major repairs and appliance breakdowns. Ensure this is clearly stated in your TA.
Tenant responsible for quarterly servicing (keep receipts!). Failure to service may result in deduction from security deposit if aircon fails at end of lease.
Negotiate renewal options upfront. Market rent adjustment is common. Some landlords offer first right of renewal with 2-3 months notice.
You may need to restore the unit to original condition. Get written permission for any modifications. Keep records of all changes made.
Most TAs prohibit subletting without landlord consent. HDB has strict rules - maximum 6 occupants and minimum 6-month stay for tenants.
Property Investment
Singapore welcomes foreign property investment, but with significant costs and restrictions. Understanding the rules will help you make informed decisions.
ABSD is a significant cost that must be factored into your purchase decision. Rates were increased in April 2023 to cool the property market.
All property purchases
2nd property: 30%
2nd: 20%, 3rd+: 30%
Example: A $2,000,000 condo purchase by a foreigner:
• ABSD (60%): $1,200,000
• BSD (Buyer's Stamp Duty): ~$64,600
• Total stamp duties: $1,264,600
Under Singapore's Free Trade Agreements (FTAs), certain foreign nationals are treated the same as Singapore Citizens for property stamp duty. This means 0% ABSD on your first property!
Same stamp duty treatment as Singapore Citizens
Switzerland, Norway, Iceland, Liechtenstein (Nationals & PRs)
💰 Potential Savings: On a $2M property, eligible nationals save $1,200,000 compared to other foreigners (0% vs 60% ABSD)!
Most popular option for foreign buyers
Older developments without full condo facilities
Shop houses and commercial-residential units
Only place foreigners can buy landed property freely
After MOP, becomes private property
Not available to foreigners at all
Requires Singapore Land Authority (SLA) approval
SLA approval rarely granted to foreigners
SLA approval almost never granted
Must wait until MOP expires
Pay 1% option fee to secure property. Valid for 14 days (new launch) or 21 days (resale).
Pay additional 4% (new) or 9% (resale) within option period. Engage lawyer.
Lawyer handles legal transfer. Pay stamp duties (BSD + ABSD) within 14 days.
Pay remaining balance. Receive keys and title deeds. Typically 8-12 weeks total.
PR Property Purchase
As a Singapore Permanent Resident, you have more property options than foreigners but with specific eligibility rules. Here's everything you need to know about buying HDB resale flats and private condos as a PR.
PRs save 55% on ABSD compared to foreigners. On a $1.5M condo, that's $825,000 in savings!
Compare property purchase costs between PR/Singapore Citizen and Foreigner. See how much you can save by getting PR before buying property!
ABSD must be paid in full with cash within 14 days of signing the Sale & Purchase agreement (or 30 days if signed overseas). Banks will NOT finance this amount – you need sufficient cash reserves or other available funds to cover the entire stamp duty.
Example: For a $2M property as a foreigner, you need $1.2M cash just for ABSD (60%) – separate from your downpayment and other fees!
PR: 5% ABSD • SC: 0% ABSD (1st Property)
$3,365
Based on 25 years loan period left, at 2.5% p.a.
💡 SC Tip: Singapore Citizens pay 0% ABSD on 1st property - saving $50,000 more!
60% ABSD • Private Property Only
$3,365
Based on 25 years loan period left, at 2.5% p.a.
⚠️ 60% ABSD significantly increases upfront costs for foreigners!
📊 Values update dynamically based on your inputs above. Default assumes $1,000,000 property price for illustration.
| Metric | 🛡️ PR / SC | 🌍 Foreigner |
|---|---|---|
| Property Price | $1,000,000 | $1,000,000 |
| Monthly Repayment | $3,365 | $3,365 |
| ABSD Payable | $50,000 (PR only; SC = $0) | $600,000 |
| Total Upfront | $338,500 | $888,500 |
| 💰 PR/SC Savings | $550,000 less upfront cost! | |
Singapore Citizen
0% ABSD (1st)
PR
5% ABSD (1st)
Foreigner
60% ABSD
*Calculations are estimates based on same property price. Actual amounts may vary.
Save up to $550,000 on property purchase!
Get Singapore PR and enjoy 55% lower ABSD rates
Applies to ALL property purchases
BSD is a tax on documents relating to property purchase. It applies to everyone - citizens, PRs, and foreigners alike.
Example: For a $1,000,000 property:
BSD = ($180k × 1%) + ($180k × 2%) + ($640k × 3%) = $24,600
Extra tax based on residency status
ABSD is an additional stamp duty on top of BSD. Rates vary by residency and number of properties owned.
⚠️ Critical: ABSD is NOT included in bank loans and must be paid in full with cash within 14 days of signing the S&P agreement (30 days if overseas).
Singapore Permanent Residents (PR)
Foreigners
Example: PR buying $1M property (1st):
ABSD = $1,000,000 × 5% = $50,000
The HFE letter is a document from HDB that confirms your eligibility to buy an HDB flat. It was introduced in May 2023 as the mandatory first step before you can start your home-buying journey.
Sellers are required to verify that buyers have a valid HFE letter before granting an Option to Purchase (OTP). Without it, you cannot secure a flat even if you find one you like.
Processing Time
~7 working days (can be faster)
Validity Period
6 months from issue date
How to Apply
Online via HDB Flat Portal at hdb.gov.sg
Cost
Free to apply
PRs must use bank loans only. Apply for bank loan IPA in parallel with HFE.
Complete timeline from loan approval to key collection. Total duration: approximately 4-5 months.
Apply for HDB Flat Eligibility (HFE) letter online via HDB website. This is mandatory since May 2023 before you can get an OTP.
Apply for In-Principle Approval (IPA) from banks. Can be done in parallel with HFE application. PRs must use bank loans only.
Once you find a flat and have valid HFE letter, pay $1,000 option fee to secure it. OTP is valid for 21 days.
Submit HDB valuation request and resale application. Check if Cash Over Valuation (COV) is needed.
Pay additional $4,000 (total $5,000 deposit) to exercise OTP. Accept bank's Letter of Offer.
HDB reviews and approves your application. Processing typically takes 6-8 weeks.
Pay property agent commission. Typically 1% of purchase price + 9% GST.
Pay Buyer's Stamp Duty to IRAS. No ABSD for HDB purchases (ABSD only applies to private property).
Prepare cashier's order for downpayment to HDB and pay legal/conveyancing fees.
Downpayment (25%)
5-10% in cash, rest from CPF
Example: ~$135,000 for $540K flat
Legal Fees
Conveyancing lawyer fees
Typically: $2,000-$3,000
Ownership transferred to you. Monthly mortgage payments begin. Seller may negotiate extension to move out (typically up to 3 months).
💡 PRs cannot get HDB loans or housing grants. Must use bank loan with max 75% LTV. Can use CPF for downpayment (except COV) and monthly payments.
Buying a private condo as a PR is more straightforward than HDB. No waiting period, no family nucleus required. Total duration: approximately 8-12 weeks.
Pay 1% option fee to secure property.
Valid 14 days (new) or 21 days (resale).
Pay additional 4% (new) or 9% (resale).
Engage conveyancing lawyer.
BSD + 5% ABSD (1st property).
Within 14 days of exercise.
Pay remaining balance.
Receive keys. 8-12 weeks total.
Exclusive Benefit
Save $55,000+ on ABSD and access HDB resale flats. Our comprehensive PR guide shows you how to maximize your approval chances.
Potential Savings
$55K+
On $1M Property
Long-Term Planning
Planning to stay long-term? Understanding the timeline from foreigner to PR to citizen can help you make strategic property decisions and save significantly on stamp duties.
Property Options
Private condos only, 60% ABSD applies
Recommendation
Rent and save. Buying at 60% ABSD rarely makes financial sense.
💡 Tip: Apply for PR after 1-2 years of stable employment.
Property Options
Private condos: 5% ABSD (1st property)
Resale HDB: After 3 years PR status
HDB Eligibility
Must form family nucleus (married couple or with children). Single PRs cannot buy HDB.
💰 Savings: $2M property = $100K vs $1.2M ABSD!
Property Options
All property types: 0% ABSD (1st property)
New BTO HDB eligible (with grants)
Eligibility
Typically requires 2+ years as PR. Family with SC spouse fast-tracks application.
🏠 Benefit: BTO grants up to $80K, CPF housing grants available.
Arrive in SG
Year 0
Apply PR
Year 1-2
PR Approved
Year 2-3
HDB Eligible
Year 5-6
Citizen Option
Year 4-8
Expert Advice
Insider knowledge from years of helping expats find their perfect home in Singapore.
July-September typically has more inventory as families relocate before the school year. Avoid December-February when the market slows and options are limited.
Longer lease terms (2+ years) give you negotiating power. Landlords prefer stable tenants. Ask for rent reduction, included furniture, or waived first-month rent.
Properties within 500m of MRT command 10-15% higher rent. Consider if this premium is worth it based on your commute. Some "far from MRT" condos have shuttle buses.
If you have school-age children, check school bus routes BEFORE signing. Living off-route can mean significant extra costs or inconvenient pickup times.
Visit the property at different times - morning, evening, weekends. Check noise levels, natural light, traffic, and whether neighbors are noisy.
Take timestamped photos/videos during move-in inspection. This protects your deposit. Use a detailed inventory checklist and have the landlord sign it.
For older condos, ask about recent en-bloc attempts, special levies, or upcoming major repairs. These can affect your living experience and costs.
New developments often offer competitive rental rates in the first year to fill units. You get brand-new facilities, but may face construction in surrounding plots.
Using an agent is free for tenants on 2-year leases (landlord pays). For 1-year leases, you may pay 0.5-1 month commission. Agents provide valuable market knowledge.
Singapore's rental market moves fast and navigating landlord negotiations can be tricky for newcomers. Our network of trusted property agents specializes in helping expats find quality homes at fair prices.
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