Malaysia vs Singapore: what does a foreigner pay to buy property?
Checked 20 October 2026 by Seann Siow, REN 34312. Sources are listed at the end of this page.
Short answer: Singapore charges foreigners 60% Additional Buyer's Stamp Duty on any home, on top of Buyer's Stamp Duty, while Malaysia charges foreigners 8% stamp duty plus a state approval fee (3% in Johor and Melaka). Singapore lets foreigners buy condominiums freely but needs approval for landed homes; Malaysia needs state approval for every foreign purchase and sets a minimum price that differs by state.
Side by side
| Item | Malaysia | Singapore |
|---|---|---|
| Main extra tax for foreigners | Stamp duty of 8% of price or market value, whichever is higher (homes, from 1 Jan 2026) | Additional Buyer's Stamp Duty of 60% on any residential property (from 27 Apr 2023) |
| Standard buyer's duty | Included in the 8% | Buyer's Stamp Duty, 1% to 6% in bands (from 15 Feb 2023) |
| Approval to buy | Written state approval for every foreign purchase (National Land Code, section 433B) | Condominiums and flats: no approval. Landed homes: approval under the Residential Property Act |
| Approval fee | Johor 3% or RM30,000 · Penang 3% (1.5% Island strata RM1m–1.5m) · Melaka 3%, min RM30,000 | Not compared here |
| Minimum price | Set by each state, e.g. RM1m in Johor, RM1m (Island strata) in Penang, above RM500,000 for strata in Melaka | Not compared here |
| Tax when selling | RPGT 30% within five years, 10% from the sixth year | Not compared here |
Malaysian figures checked against the Finance Act 2025, HASiL and state land offices; Singapore figures against Singapore's Ministry of Finance and Land Authority, 20 October 2026.
The buying taxes on a 1 million condo in each country
Example only: a foreign individual buying a condominium priced at 1,000,000 in each country's own currency. Currencies are not converted, so compare the percentages.
| Cost | Malaysia (Johor), RM | Singapore, S$ |
|---|---|---|
| Stamp duty / Buyer's Stamp Duty | RM80,000 (8%) | S$24,600 (1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000) |
| Additional Buyer's Stamp Duty | — | S$600,000 (60%) |
| State approval fee and application fee | RM32,000 (3% minimum RM30,000, plus RM2,000) | — |
| Total buying taxes and fees | RM112,000 (11.2% of the price) | S$624,600 (62.5% of the price) |
Legal fees, loan costs and the price of the home itself are not included.
What foreigners can own
Singapore: according to the Singapore Land Authority, foreigners can buy condominium and flat units, and strata landed houses inside an approved condominium development, without approval. Landed homes (terrace, semi-detached and detached houses, and vacant residential land) need approval under the Residential Property Act.
Malaysia: every foreign purchase needs written approval from the state where the property is located. The Ministry of Economy's guideline bars foreigners from property under RM1 million per unit, low-cost and low-medium-cost homes, Malay Reserved Land and Bumiputera units, and each state sets its own minimum price. See the minimum price by state →
Which suits you?
- Cost of entry: on the example above, the buying taxes are 11.2% of the price in Malaysia against 62.5% in Singapore.
- Paperwork: Singapore needs no approval for a condominium; Malaysia needs state approval for every purchase, which adds time and a fee.
- Choice of property: Malaysia sets a minimum price for foreigners by state, so lower-priced units are not open to you; in Singapore, the extra 60% duty applies at every price.
- Selling: Malaysia's RPGT falls from 30% to 10% after five years; compare it with Singapore's rules for your own holding period.
Comparing the two? I can show you what the same budget buys in Kuala Lumpur and Johor. Ask on WhatsApp →
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Frequently asked questions
How much ABSD do foreigners pay in Singapore?
60% on any residential property, from 27 April 2023, according to Singapore's Ministry of Finance. It is charged on top of Buyer's Stamp Duty.
How much stamp duty do foreigners pay in Malaysia?
8% of the price or the market value, whichever is higher, for homes transferred from 1 January 2026, under Malaysia's Finance Act 2025, plus the state's approval fee.
Can foreigners buy landed property in Singapore?
Only with approval under the Residential Property Act, according to the Singapore Land Authority. Strata landed houses inside an approved condominium development don't need approval.
Do foreigners need approval to buy a condo in Malaysia?
Yes. Every foreign purchase in Malaysia needs written approval from the state where the property is located, under section 433B of the National Land Code.
Can foreigners buy a condo in Singapore without approval?
Yes. The Singapore Land Authority lists condominium and flat units among the properties foreigners can buy without approval. The 60% Additional Buyer's Stamp Duty still applies.
Keep reading
- Minimum price for foreigners, by state
- Property taxes for foreign buyers
- State approval for foreign buyers
- What a RM1 million condo really costs
About the author
Seann Siow is a registered estate negotiator in Kuala Lumpur (REN 34312) with more than 10 years in property. He helps foreign buyers and relocating families buy new condominiums in Kuala Lumpur.
Sources
Checked 20 October 2026.
- Finance Act 2025 (Act 874), sections 25, 26 and 29(b), amending the Stamp Act 1949 from 1 January 2026.
- Singapore Ministry of Finance, "Measures for a Sustainable Property Market" (ABSD for foreigners raised from 30% to 60% from 27 April 2023) — mof.gov.sg.
- Singapore Ministry of Finance, "Buyer's Stamp Duty (BSD) Rates to be Raised for Higher-Value Properties" (residential rates from 15 February 2023) — mof.gov.sg.
- Singapore Land Authority, "Foreign ownership of property" — sla.gov.sg.
- National Land Code (Revised 2020), section 433B, as reproduced in Penang Land and Mines Office's guideline, paragraph 1.0(a).
- Ministry of Economy, Garis Panduan Perolehan Hartanah (Guideline on the Acquisition of Properties), in force 13 July 2022, paragraphs 2.3 and 10 — ekonomi.gov.my.
- State approval fees: Pejabat Tanah dan Galian Johor ("Maklumat Bayaran"), Pulau Pinang (guideline updated 1 August 2024, paragraphs 4 and 5) and Melaka (Dasar Pemilikan Hartanah oleh Warganegara Asing).
- Lembaga Hasil Dalam Negeri (HASiL), Real Property Gains Tax rates, Part I (citizens) and Part III (non-citizens and non-permanent residents) — hasil.gov.my.
- Pejabat Tanah dan Galian Johor, "Perolehan Hartanah Oleh Kepentingan Asing" — ptj.johor.gov.my.
- Pejabat Tanah dan Galian Pulau Pinang, guideline on acquisition of property by non-citizens and foreign companies, updated 1 August 2024, paragraphs 2.2, 2.3, 3.2, 4 and 5 — ptg.penang.gov.my.
- Pejabat Tanah dan Galian Melaka, Dasar Pemilikan Hartanah oleh Warganegara Asing / Syarikat Asing (provisions dated 1 January 2014, 20 July 2016 and 1 October 2022) — ptg.melaka.gov.my.
General information, checked on the date shown, not legal, tax or financial advice. Rules and fees change; confirm them for your purchase with the state land office, a lawyer or a tax adviser. Seann Siow, REN 34312.