Landed FAQ

Singapore citizens can generally purchase most landed residential property without additional approval. Permanent Residents and foreigners must apply to the Singapore Land Authority (SLA) under the Residential Property Act, and approval is granted case-by-case, usually tied to permanent residency or significant economic contribution.

Source: SLA Residential Property Act — effective October 2026.

Foreigners must obtain SLA approval to buy any landed residential property in District 11. Approval is not guaranteed and conditions apply, including restrictions on mainland landed homes.

Source: SLA — effective October 2026.

SPRs are treated similarly to foreigners for landed residential property and require SLA approval, except in limited schemes such as Sentosa Cove. Approval criteria typically include PR status for a specified period and exceptional economic contribution.

Source: SLA — effective October 2026.

Freehold land has no lease expiry and can be held indefinitely, while a 99-year leasehold reverts to the state at the end of the lease. Leasehold values can decline as the lease shortens and banks may impose shorter loan tenures for older leases.

Source: URA planning/tenure guidance — effective October 2026.

Not necessarily; 99-year homes in prime D11 locations can offer lower entry prices and strong rental demand, while freehold homes tend to command a premium and appeal to buyers focused on long-term legacy holding. The right choice depends on your holding period, cash flow and estate-planning goals.

Source: URA planning/tenure guidance — effective October 2026.

Buyers pay Buyer's Stamp Duty (BSD) on the purchase price or market value, whichever is higher, plus Additional Buyer's Stamp Duty (ABSD) if it applies. ABSD rates depend on your residency status and how many residential properties you already own, and are payable within 14 days of signing the Sale & Purchase Agreement.

Source: IRAS stamp duty rates — effective October 2026.

SSD applies when you sell a residential property within the holding period — currently three years for properties acquired on or after 11 March 2017 — and is calculated on the sale price or market value, whichever is higher. It is designed to discourage short-term speculation, so owners planning to rebuild or upgrade should factor it into their timeline.

Source: IRAS SSD guidance — effective October 2026.

The Total Debt Servicing Ratio (TDSR) caps your total monthly debt obligations at 55% of gross monthly income for property loans in Singapore. This includes the new mortgage plus existing car loans, credit cards and other debt, so a landed-home buyer should secure an in-principle approval before committing.

Source: MAS property market measures — effective October 2026.

Yes, CPF Ordinary Account savings can be used for a landed residential property, subject to the Valuation Limit, Withdrawal Limit and the requirement that the property remains owner-occupied if you wish to use CPF beyond the valuation limit. The amount available depends on your age, remaining lease and CPF balances.

Source: CPF Board — effective October 2026.

Yes, rebuilding generally requires planning permission from the Urban Redevelopment Authority (URA) and building plan approval from the Building and Construction Authority (BCA), plus compliance with local zoning, plot ratio, setback and height rules. If the property is under a strata or conservation scheme, additional approvals may apply.

Source: URA / BCA — effective October 2026.

Additions & Alterations (A&A) retain the existing structural framework and usually do not significantly increase the gross floor area; reconstruction demolishes the house and rebuilds within the existing plot envelope; redevelopment may involve plot amalgamation, change of use or fuller planning permission. The approval path and timeline vary with each.

Source: URA — effective October 2026.

A full rebuild from demolition to Temporary Occupation Permit commonly takes 18 to 30 months, depending on design complexity, authority approvals and contractor schedules; A&A projects are usually shorter. Rebuilds in mature estates such as D11 may also need to account for neighbour-notification and traffic-management requirements.

Source: BCA / URA — effective October 2026.