Some information is reproduced here as a quide. Please visit SLA site for update and verification.
FAQ on Restrictions on Foreign Ownership of Land under the Residential Property Act (The Act)
1 Q What is a restricted residential property as defined under the Act?
A It includes vacant land, landed properties such as bungalows, semi-detached and terrace houses and apartments/flats in
buildings of less than 6 levels.
2 Q What are the properties a foreign person can acquire without having to apply for approval under the Act?
A a flat in a building of 6 or more levels (including the ground level or any level below the ground) (including an HUDC
Phase I or Phase II flat and a privatised Phase III or IV flat);
an unit in an approved condominium development;
a leasehold estate in a property specified in the above item 1 for a term not exceeding 7 years at any one time, including
any further term which may be granted by way of an option for renewal;
a HDB flat purchased directly from HDB;
a resale HDB flat where HDB has consented to the sale;
HDB shophouse; and
an Executive Condominium purchased under the Executive Condominium Housing Scheme Act, 1996.
Note:
Intended purchasers of properties d to g are required to enquire directly with the Housing And Development Board with regards
to their eligibility to purchase the properties under the HDB's rulings.
3 Q Are shophouses considered as restricted residential properties?
A
If the shophouse (mixed commercial and residential use) is not strata subdivided and is comprised in an area zoned "commercial"
or "commercial and residential", it is not considered a restricted residential property within the meaning of the Residential
Property Act.
If the shophouse (mixed commercial and residential use) is not strata subdivided and is comprised in an area zoned residential
within the meaning of the Residential Property Act, it is considered a restricted residential property.
Your lawyers will be able to advise you based on the Chief Executive Officer, URA's reply on the zoning and approved use
of the property. If in doubt, you may wish to write to us and enclose a copy of the Chief Executive Officer, URA's reply.
4 Q Can I buy residential vacant land to build a dwelling house?
A Yes, if you are an individual buying the vacant land to build your own dwelling house. If approval is granted, it will
be subject to the following conditions:
that you shall obtain the Notice of Grant of Written Permission for the construction of the dwelling house within a stipulated
time period;
that you shall complete the construction of the dwelling house and obtain the Temporary Occupation Permit or Certificate
of Statutory Completion, whichever is issued earlier, within a stipulated time period;
that you cannot at any time prior to the date falling 3 years after the date of issue of the Temporary Occupation Permit
or Certificate of Statutory Completion, whichever is issued earlier, sell your estate and interest in the property;
that the property shall be used for your own occupation and that of your own family members as a dwelling house and not
for rental or any other purpose; and
that you shall furnish a Banker's Guarantee for compliance of the foregoing conditions imposed.
5 Q Can I tear down the existing dwelling house on my property to re-build a new dwelling house thereon?
A You need to obtain approval first. You make your application by submitting the application form (Form VC). If approval
is granted, it will be subject to the conditions as stated in paragraph 4 above.
6 Q Is there a time limit for me to own the property?
A You cannot sell your estate or interest in the property at any time prior to the date falling 3 years after the date
of purchase of the property or 3 years after the date of issue of the Temporary Occupation Permit or Certificate of Statutory
Completion (whichever is issued earlier) (if the property purchased is a plot of vacant land for your construction of a dwelling
house or a built-up property which you intend to tear down to re-build a new dwelling house thereon).
7 Q Is there a limit on the land area of the property?
A Yes. The land area of the property should not exceed 1393.5 sq metres (15,000 sq ft).
8 Q Does it matter if the property is freehold or leasehold?
A No.
9 Q Must I dispose of my current residential property if I am given approval to buy a residential property?
A If you are granted an approval to acquire a restricted residential property, you are required to dispose of your estate
and interest in your current property specified below :
a restricted residential property purchased/acquired before, on or after 11 September 1973;
an HDB flat (including a HUDC Phase III or IV flat which has not been privatised);
an Executive Condominium purchased under the Executive Condominium Housing Scheme Act, 1996 [Please see Note b below]
10 Q What is the time-frame allowed for me to dispose of my current residential property (as pecified in 9 ) if I am
granted an approval to purchase/acquire a restricted residential property?
A Restricted residential property purchased /acquired before, on or after 11 September 1973
on or before the legal completion of the purchase of a specific property for which separate legal title has been issued;
or
within 3 months from the issue of the Temporary Occupation Permit or Certificate of Statutory Completion (whichever is
the earlier) for the property to be purchased which is under construction; or
within 3 months from the date when the seller delivers vacant possession of the property to be purchased, where separate
legal title has not been issued.
HDB flat or HUDC (Phase III or IV) flats which have not been privatised or Executive Condominium (under the Executive Condominium
Housing Scheme Act, 1996) {For Executive condiminium, please see Note b below}
within 6 months of the legal completion of the purchase of the property to be purchased for which separate legal title
has been issued; or
within 6 months from the issue of the Temporary Occupation Permit or Certificate of Statutory Completion (whichever is
earlier) for the property to be purchased which is under construction; or
within 6 months from the date when the seller delivers vacant possession of the property to be purchased, where the Temporary
Occupation Permit or Certificate of Statutory Completion has been issued for the property but separate legal title has not
been issued.
Note:
If you own a HDB flat purchased directly from HDB or a resale flat and the minimum occupation period of 5 years or 2 1/2
years respectively has not expired, you will in accordance with HDB guidelines, have to sell the flat to HDB at a price posted
by HDB. You should therefore consult HDB to find out more details on the sale of such HDB flat.
If you own an Executive Condominium (EC) (purchased under the Executive Condominium Housing Scheme Act, 1996), you are
not allowed to dispose of your EC within the Minimum Occupation Period of 5 years, starting from the date of issue of it's
Temporary Occupation Permit. You are also not allowed to acquire an interest in another residential property or HDB flat within
this period. If you do so, you will be infringing the Executive Condominium Housing Scheme Act, 1996 and HDB can compulsorily
acquire your EC.
11 Q I am now looking into buying an apartment. How do I ascertain how many levels the building has: Part of it is low-rise
of less than 6 levels while the other part is high-rise of more than 6 levels.
A Generally, if the low-rise block forms one building together with the high-rise block and shares a common access or other
facilities, the two buildings may be considered as one building of more than 6 levels. If a low rise building is connected
to a high-rise building by a bridge, they are considered as 2 separate buildings. Each case is assessed individually. You
may wish to write in to us and forward a copy each of the building and elevation plans for clarification.
12 Q Can I apply if I do not have a specific property in mind?
A Yes, you can state in the application form that you are applying for an Approval In-Principle (AIP). The AIP, if granted,
is valid for 6 months. If you do not exercise it within the validity period, the approval will lapse and a fresh application
is required.
13 Q Can I apply if I already own a property?
A Yes. However, if the existing property owned by you is a restricted residential property or a HDB flat (including an
HUDC Phase III or IV flat which has not been privatised) or an Executive Condominium (purchased under the Executive Condominium
Housing Scheme Act, 1996), you will be required to dispose of it should approval be granted to you to buy a new restricted
residential property. Please see items 9 and 10, above.
14 Q What are the criteria for approval?
A Every application is considered on its individual merits. The main criteria are whether you are a permanent resident
of Singapore and your economic contribution to Singapore. The following factors are taken into consideration when assessing
your economic contribution :
(a) your professional/technical/academic qualifications;
(b) your expertise combined with working experience needed by Singapore; and
(c) your investments in the type of industry or service sector needed in Singapore.
15 Q Can I enter into an agreement before approval is granted?
A Yes. However, before you exercise the Option to Purchase or sign the Sale and Purchase Agreement, you must ensure that
a clause stating that the purchase is subject to your obtaining Government approval is incorporated. Otherwise, the Option
to Purchase or Sale and Purchase Agreement is considered null and void.
16 Q Can I use the property for rental?
A No. When approval is granted for you to purchase a property, it is made subject to the condition that the property will
be used solely for your own occupation and that of your family members as a dwelling house and not for rental or any other
purpose. You are required to give an undertaking to this effect. Breach of this undertaking is an offence under Section 25(8)
of the Residential Property Act and you shall be liable on conviction to a fine not exceeding $5,000 or to imprisonment for
a term not exceeding 3 years or both.
17 Q How long do you take to process the application?
A Generally, the average processing time is within 6 weeks.
18 Q Can I appeal if my application is not approved?
A Yes, you may appeal against the Minister's decision within 3 months from the date of the letter informing you of the
disapproval.
19 Q Can I acquire a restricted residential property which is bequeathed to me?
A Under the Residential Property Act, a foreign person cannot acquire/inherit a restricted residential property unless
he obtains approval. If approval is not granted to him, the personal representatives of the estate of the deceased person
must dispose of the foreign person's share in the restricted residential property within 10 years from the date of the death
of the deceased person.
20 Q Can I bequeath a restricted residential property to a foreign person?
A Yes, you may will your property to a foreign person as beneficiary. However on your death, the foreign beneficiary will
have to obtain Minister's approval to acquire the estate and interest in the property. If the foreign beneficiary is not granted
approval to acquire the property, the personal representative of the estate of the deceased person will have to sell the foreign
beneficiary's share within 10 years of the date of death of the deceased person
21 Q What do I have to do if I have been appointed as an executor or administrator of the estate of a deceased where
there are foreign beneficiaries and the property involved has not been disposed of after 10 years upon death of the deceased
person?
A You have to apply to our Unit for an extension of time to dispose of the property.
FAQ on Fees and GIRO Account Application
22 Q What is the method of payment for (1) Registration fees; and (2) Search fees and fees for photocopies and microprints?
A Registration fees are paid through GIRO. Search fees and fees for microprints and photocopies are paid through the Auto-Cashiers
at the Registry.
23 Q How do I apply for a GIRO account?
A Applicants for payment of registration fees by Interbank GIRO may submit the following forms either by post (address
given in Annex A form below) or in person at the Singapore Land Authority counter at the 26th storey, Temasek Tower:
Application for Interbank GIRO form
Direct Credit Authorisation form
Annex A - Submisssion of DDA form for IBG
24 Q How long does it take to have a GIRO account approved?
A As we need to liaise with the banks, it usually takes about 2 weeks
25 Q What are the fees charged by the Registry?
A In general, there are 2 main types of fees :
- Registration fees for documents; and
- Search fees and fees for photocopies and microprints
FAQ on Changing Your Name on Your Land Title Document
26 Q How do I change my name on my land title document?
A In order to change your name on your land title document, you are required to lodge an Application to Note Change of
Name. For a softcopy of the form please click here: Application To Note Change of Name. The Application is to be lodged together
with a set of lodgment forms at the Singapore Land Authority, #26-01, Temasek Tower, No. 8 Shenton Way, Singapore 068811 within
lodgment hours of 8.30am and 12noon, Mondays to Fridays. (Please note that the lodgment hours, by law, closes sharp at 12
noon. Our peak hour for lodgment is from 11am to 12noon. We would therefore advise you to lodge before 11am.) The lodgment
form can be obtained from our enquiry officer at the counter. The registration fee is $42.30. The Application has to be lodged
together with the following documents:
Duplicate Certificate of Title
If your property is mortgaged to a bank or if you are using funds from your CPF account, your duplicate Certificate of
Title will be held by the bank or CPF Board. You will, therefore, need to arrange with the bank or the CPF Board for the release
of the duplicate Certificate of Title to you for the lodgment of the Application.
Documentary Evidence
For Natural Person
You will need to attach the original Deed Poll or a copy certified true by a lawyer
For Companies
You will need to attach either the email notification of the notice of incorporation of company under a new name, certified
true by a lawyer or the certificate of incorporation on change of name of company, certified true by a lawyer or the Registrar
of Companies & Businesses
Note:-The Registry of Companies & Businesses is presently at 10, Anson Road #05-01/15, International Plaza, Singapore
079903.
Production Form in accordance with Part II Item 5 of Consolidated Practice Circulars 1995)
If your property is under mortgage or you have used or are using CPF funds towards the purchase of the property, the duplicate
Certificate of Title will be held by the bank or CPF Board.
After you have arranged for the release of the duplicate Certificate of Title to you for the lodgment of the Application,
you will need to forward a Production Form. This form is to be filled in by both the bank or CPF Board and yourself. This
form is the bank or CPF Board permitting you to use the duplicate Certificate of Title for the Application and after the registration
of the Application, authorising the return of the duplicate Certificate of Title to the bank or CPF Board. For a softcopy
of the form, please click here:Production Form
FAQ on Changing Your Address for Service of Notice on Your Title Document
27 Q How do I notify the Registrar of Titles of my change of address for service of notices?
A To notify the Registrar of Titles of your change of address, please complete the Form For Change of Address. For a softcopy
of the form, please click here: Form For Change of Address
It is not necessary to surrender your Title Document in order to update the change of address. However, if you have the
Title Document in your possession and have indicated in the form that you would like a new Title Document with the updated
address reflected, we would inform you as to when you may exchange your old Title Document with the new one.
