Frequently Asked Questions

Application for Foreign Person Purchase

1. What are restricted properties?

   Restricted properties include:

   1. vacant residential land;
   2. terrace house;
   3. semi-detached house;
   4. bungalow/detached house;
   5. strata landed house which is not within an approved condominium development under the Planning Act;
   6. townhouse;
   7. residential shophouse;
   8. association premises;
   9. place of worship; and
   10. worker’s dormitory/service apartments/boarding house (not registered under the provisions of the Hotels Act). 

2. What are the criteria for approval?

   Each applicant is assessed on a case-by-case basis, taking into consideration, including but not limited to, the following factors:

   1. You should be a permanent resident of Singapore for at least five years; and
   2. You must make exceptional economic contribution to Singapore. This is assessed taking into consideration factors such as your employment income assessable for tax in Singapore.

3. Can I apply even though I do not have a property in mind?

   Yes, you may apply for an approval in-principle. In fact, you are encouraged to do so before entering into any contract to purchase a restricted property so as to avoid any forfeiture of monies paid in the event you are not granted approval to acquire the property.

   If approval is granted, you have to submit the details of the property you intend to purchase within 1 year from the date of the letter of approval. Otherwise, the approval will lapse and you will have to make a fresh application. There is no extension of validity for the approval in-principle granted.

   
   
4. What is the processing time?

   The general processing time is about one (1) month from the date we receive all the relevant documents and information required to process the application. Some applications may take longer to process.

   The processing time includes verifying the information with other agencies, checking if the applicant or his spouse owns restricted property, as well as the assessment of the application by the Residential Property Advisory Committee before the final recommendation is sent to the Minister for consideration.

5. Is there any restriction on the property that I can buy?

   In general, PRs are allowed to buy only restricted residential properties which do not exceed 15,000 square feet, and which are not situated within a good class bungalow area. Applicants who wish to purchase such properties are subject to much more stringent qualifying criteria, including making exceptional economic contributions.

6. What are the conditions of approval?

   The conditions are that -

   1. you shall use the property solely for your own occupation and that of the members of your family as a dwelling house and not for rental or any other purpose;
   2. you shall not dispose of the property within 5 years from the date of legal completion of the purchase of the property or, if the property is under construction, 5 years from the date of issue of the Temporary Occupation Permit or Certificate of Statutory Completion (whichever is issued earlier) for the property; and 
   3. you shall not subdivide the property without approval.

7. Can I buy vacant land to build my house?

   Yes. If approval is granted, you will be required to complete the construction of the dwelling house on the property within 3 years from the date of the letter conveying the decision.

8. I own a restricted property. Can I apply to purchase another restricted property?

   Yes, you may, provided you have fulfilled the 5-year non-disposal condition. However, if you are granted approval for the purchase, you will be required to dispose of your existing restricted property as follows:

   1. on or before the date of legal completion of the purchase of the new property; or
   2. within 3 months from the date of issue of the Temporary Occupation Permit or Certificate of Statutory Completion (whichever is issued earlier) if the property is under construction; or
   3. within 3 months from the date the seller delivers vacant possession of the new property for which the Temporary Occupation Permit has been issued but separate title has not been issued yet.

Application for Foreign Person Purchase (Sentosa Cove)

1. Can I apply even though I do not have a property in mind?

   Yes, you may apply for an approval in-principle. In fact, you are encouraged to do so before entering into any contract to purchase a restricted property so as to avoid any forfeiture of monies paid in the event you are not granted approval to acquire the property.

   If approval is granted, you have to submit the details of the property you intend to purchase within 1 year from the date of the letter of approval. Otherwise, the approval will lapse and you will have to make a fresh application. There is no extension of validity for the approval in-principle granted.

   
   
2. What is the processing time?

   The general processing time is about one (1) month from the date we receive all the relevant documents and information required to process the application. Some applications may take longer to process.

   The processing time includes verifying the information with other agencies, checking if the applicant or his spouse owns restricted property, as well as the assessment of the application by the Residential Property Advisory Committee before the final recommendation is sent to the Minister for consideration.

3. Is there any restriction on the property that I can buy?

   Yes. The land area of the property must not exceed 1,800 sq metres.

4. What are the conditions of approval?

   You shall use the property solely for your own occupation and that of the members of your family as a dwelling house and not for rental or any other purpose.

   
   
5. I own a restricted property. Can I apply to purchase another restricted property?

   Yes, you may. However, if you are granted approval for the purchase, you will be required to dispose of your existing restricted property on or before the date of legal completion of the purchase of the new property.

6. What are the penalties if I breach the condition?

   Depending on which condition is breached, you may be required to pay a financial penalty or be liable, upon conviction by a court, to a fine of up to $200,000 and/or imprisonment for a term of up to 3 years.

Application for Foreign Entity Purchase

1. What are restricted properties?

   Restricted properties include:

   1. vacant residential land;
   2. terrace house;
   3. semi-detached house;
   4. bungalow/detached house;
   5. strata landed house which is not within an approved condominium development under the Planning Act;
   6. townhouse;
   7. residential shophouse;
   8. association premises;
   9. place of worship; and
   10. worker’s dormitory/service apartments/boarding house (not registered under the provisions of the Hotels Act). 

2. Can a foreign entity purchase residential property?

   Yes, subject to approval. The entity is required to submit an application. A non-refundable application fee is payable.

   
   

Application for Variation of Condition

1. Under what circumstances can I apply for a variation of condition?

   When approval is granted to you, the approval is subject to certain conditions. If you are unable to fulfil those conditions or wish to deviate from the conditions, you are required to submit an application. A non-refundable application fee is payable.

   Examples of when a condition has to be varied:

   1. you wish to carry out additions and alterations or reconstruction or tear down the existing dwelling house on the property to rebuild a new dwelling house; 
   2. you had indicated in your application that you wished to carry out additions and alterations or reconstruction to the property at the time of application but changed your mind after approval was granted; 
   3. you wish to change the manner of holding of the property to vary the shareholding with the co-owner;
   4. you are unable to complete the construction/reconstruction/additions and alterations 
   within the given time;
   5. you are unable to sell your existing property within the given time; or 
   6. you wish to change the shareholding in the housing developer company.

   Examples of supporting documents include visa documentation, employment letters, valuation reports, property advertisements.

   
   

Application and Cancellation of Clearance Certificate

1. What is a Clearance Certificate?

   A Clearance Certificate allows a Singapore company/limited liability partnership/society to acquire and retain residential properties subject to the provisions of the Act.

2. Who can apply for a Clearance Certificate?

   1. Companies incorporated in Singapore, all of whose directors are Singapore citizens and all of whose members are Singapore citizens/Singapore company/Singapore Limited Liability Partnership;
       
   2. Limited Liability Partnerships (LLP) incorporated in Singapore, all of whose partners are Singapore citizens/Singapore LLP/Singapore company; and
       
   3. Societies incorporated in Singapore, all of whose members are Singapore citizens and all of whose trustees are Singapore citizens or a trust company licensed under the Trust Companies Act.

   You can submit an online application.  A non-refundable application fee is payable.

   
   
3. What if the entity decides to admit a foreign person?

   If the entity does not own any restricted property, it can apply to cancel the clearance certificate. It can submit an online application. A non-refundable application fee is payable.

   If the entity owns restricted property, it must apply to become a converted foreign entity before it admits the foreign person. The entity is required to submit an online application. A non-refundable application fee is payable.

   
   

Application for Conversion to Foreign Entity

1. What if the entity is granted approval to become a converted foreign entity but not allowed to retain its restricted properties?

   It would be required to dispose of the restricted properties within 2 years from the date it becomes a converted foreign entity.

2. What if the entity had admitted foreign persons without first obtaining approval?

   The entity would have committed an offence and, upon conviction, be liable to a fine not exceeding $50,000.

   In addition, the officers of the entity would also have committed an offence and upon conviction, be liable to a fine not exceeding $50,000 or to imprisonment for a term not exceeding 3 years or to both.

   Unless approval has been granted, the entity is also required to transfer all its restricted properties to Singapore citizens or approved purchasers within a year of it becoming a converted foreign entity.

   
   

Application for Acquisition by Personal Representative and Beneficiary

1. Can a foreign person acquire restricted property as a beneficiary through inheritance?

   Yes, subject to approval. He is required to submit an application. A non-refundable application fee is payable. The application will be assessed based on the same criteria for an application to purchase a restricted property.

2. If the foreign beneficiary is not allowed to acquire restricted property through inheritance, what happens to his beneficial interest?

   The Personal Representatives (i.e. executors or administrators) of the deceased’s estate must dispose of the foreign beneficiary’s interest in the property within 5 years from the date of death of the deceased.

3. Can a Personal Representative, who is a foreign person or entity, acquire legal title to the property as a Trustee or Executor?

   Yes, subject to approval. He is required to submit an application. A non-refundable application fee is payable.

4. What if the Personal Representative is unable to dispose of the foreign beneficiary’s interest in the property within 5 years?

   The Personal Representative is required to submit an application for an extension of time to do so. A non-refundable application fee is payable

Application for Qualifying Certificate

1. Who can apply for a Qualifying Certificate (QC)?

   A housing developer who intends to purchase restricted property to construct flats or dwelling house for sale.

   A housing developer means –

   1. an individual who is not a Singapore citizen; or
   2. a foreign company, a foreign limited liability partnership or a foreign society; or
   3. a Singapore company, limited liability partnership or society which is not holding a clearance certificate.

Application for Exemption from the Qualifying Certificate (QC) regime

1. Who can apply for an exemption?

   Publicly listed housing developers can apply for exemption from the QC regime on the basis that they have a substantial connection to Singapore. Subsidiaries and/or joint ventures that are wholly-owned by exempted entities can also submit an application for an exemption. All applications will be assessed on a case-by-case basis.

   An application can be submitted by submitting the form found here to the Controller of Residential Property via SLA_LDU@sla.gov.sg, together with the following documents:

   1. Applicant’s organisation chart/corporate structure;
   2. Information on the applicant’s director(s);
   3. Information on the applicant’s shareholder(s);
   4. Applicant’s track record;
   5. Statutory declaration;
   6. Supporting documents (including ACRA records and SGX Shareholder Data); and
   7. Application fee of $500.

2. What is the criteria for approval?

   The application will be assessed by reference to the following criteria:

   1. Incorporation in Singapore;
   2. Primary listing is on the Singapore Exchange and principal place of business is Singapore;
   3. Chairperson and majority of Board are Singapore citizens;
   4. A significantly Singaporean substantial shareholding interest in the company; and
   5. Track record in Singapore.

3. Will exemptions have a validity period?

   The exemptions, once approved, will remain valid as long as the criteria continues to be met and/or until the exemption is revoked.

4. What conditions will be imposed on the exempted housing developers?

   Exempted housing developers will be required to submit a statutory declaration annually, along with the required documents for validation. In addition, they will have to inform the Controller of Residential Property of any material changes to information they had submitted in their application for exemption.

5. What happens if the application is not approved?

   Housing developers seeking exemption should submit a fresh application if they have new information or justification to be considered as having a substantial connection to Singapore.

Application for Appeal

1. Can I appeal if my application is not successful?

   Yes, you may appeal within 3 months from the date of the letter informing you of the decision. You are advised to appeal only if there are new substantial grounds not previously brought to our attention.