Buying a condo in Singapore: tenure, stamp duties, TOP and executive condo rules explained

Buying a condo in Singapore usually starts with an Option to Purchase (OTP), followed by stamp duties payable to IRAS: Buyer's Stamp Duty (BSD) on every purchase and Additional Buyer's Stamp Duty (ABSD) depending on your residency status and how many properties you already own. New launches are paid for in stages until the Temporary Occupation Permit (TOP), while executive condominiums (ECs) have HDB eligibility rules and a minimum occupation period. Rates and rules change, so check the current figures on IRAS, HDB and URA before committing.

Last updated 13 November 2026 · 🏢 Properties rankings →

Tenure

Freehold and 999-year leasehold: ownership with no practical end date.
99-year leasehold: the most common tenure for new condos; the lease counts down from when the land was granted to the developer, not from your purchase.

Tenure can affect resale value and financing as the lease runs down. See ranked condos and cluster homes; each entry lists tenure.

Stamp duties

Buyer's Stamp Duty (BSD) applies to all purchases, on a tiered scale.
Additional Buyer's Stamp Duty (ABSD) applies on top, depending on whether the buyer is a Singapore Citizen, Permanent Resident, foreigner or entity, and how many residential properties they already own. Remission may be available in specific cases, such as some married couples.
Seller's Stamp Duty (SSD) may apply if you sell within a set holding period.

Stamp duty must be paid within a fixed period after signing or exercising the OTP. Use the IRAS calculators for the rates that apply to you; do not rely on figures in older articles.

Buying from a developer vs resale

New launch (uncompleted): you receive an OTP from a licensed developer, then sign the sale and purchase agreement. Payment follows a progressive payment schedule tied to construction stages, ending with TOP (when you can move in) and the Certificate of Statutory Completion. URA licenses housing developers and publishes developer sales and project data.

Resale: you pay an option fee to the seller for an OTP, then exercise it within the agreed period. Property salespersons must be registered with the Council for Estate Agencies (CEA); you can check a salesperson on the CEA Public Register.

Bank loans are subject to Monetary Authority of Singapore rules on loan limits and debt servicing; CPF may be used for part of the purchase subject to CPF rules.

Executive condominiums

Executive condominiums are built and sold by private developers but carry HDB rules when new: buyers must meet HDB eligibility conditions (including citizenship, family nucleus and an income ceiling), and owners must meet a five-year minimum occupation period before selling. After the MOP an EC can be sold on the resale market to Citizens and PRs, and after ten years it becomes fully private and can be sold to foreigners. Check HDB for the current eligibility conditions and any housing grants.

Foreign buyers

Foreigners may generally buy condominium units without approval, but restrictions apply to landed homes under the Residential Property Act, and ABSD rates for foreigners are higher. Check IRAS and the Singapore Land Authority for current rules.

FAQ

What is ABSD in Singapore?

Additional Buyer's Stamp Duty is a tax on residential property purchases on top of Buyer's Stamp Duty, with rates that depend on the buyer's residency status and number of properties owned. IRAS publishes the current rates and a calculator.

What is TOP for a condo?

TOP is the Temporary Occupation Permit, issued when a building is safe to occupy. For new launches, it marks when buyers collect keys and a major progressive-payment milestone falls due.

Can foreigners buy a condo in Singapore?

Generally yes, for non-landed private homes such as condos, but higher ABSD rates apply. Landed homes and new ECs are restricted for foreigners.

When can I sell an executive condo?

After the five-year minimum occupation period, to Citizens and PRs; after ten years from completion it is fully privatised and can also be sold to foreigners. Check HDB for the current rules.

How do I check that a property agent is registered?

Search the CEA Public Register on cea.gov.sg by name or registration number before engaging a salesperson.

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Sources

Editorial guide by Best Singapore. Not legal, financial or medical advice; check the sources for current rules and figures.