Singapore's Heaven Homes hub covers all 28 districts — from D9/10/11 prime (Orchard/Bukit Timah/Newton/Novena) through D1/2 CBD (Marina Bay/Tanjong Pagar) to D15/16 East Coast and Sentosa Cove. Median prices in 2026: prime condo SGD 3,000-4,500/sqft, CCR Outside Central Region SGD 1,400-2,000/sqft, RCR Rest of Central SGD 2,200-2,800/sqft, Sentosa Cove waterfront SGD 2,800-3,500/sqft. Foreigners can buy private condominiums freely but cannot buy landed property without Land Dealings Approval Unit (LDAU) approval — and on Sentosa Cove, foreigners may own one landed home for own-occupation. Foreign buyers pay 60% ABSD (Additional Buyer's Stamp Duty) on top of standard BSD of 1-6% — among the world's highest foreign-buyer surcharges (raised from 30% in April 2023). Buying costs ~62-66% all-in for foreigners on the first property: BSD ~3%, ABSD 60%, legal SGD 3,000, valuation SGD 500. Closings via lawyer + URA — 8-12 weeks. Permanent Residents pay 5% ABSD on first property. Mortgages: non-residents 50-60% LTV at ~3.5-4.5%. Yields tight: 3-4% gross long-let, short-let mostly banned (90-day STR cap). Global Investor Programme (GIP) requires SGD 10m+ business investment, not property.
