Can Foreigners Buy a Home at Aurea on Beach Road?

Published 8 October 2026 · Figures as at October 2026

The Short Answer for Aurea

Yes. Aurea is a private condominium, and foreigners may buy an apartment in a condominium in Singapore without the government approval that landed housing requires. What changes with the buyer’s profile is not the right to buy but the stamp duty: a foreign individual pays Additional Buyer’s Stamp Duty of 60% on top of the standard Buyer’s Stamp Duty, as at October 2026.

That single figure dominates every other cost for a foreign buyer, so it is worth understanding before choosing a unit. The rest of this article sets out who pays what, the exceptions that exist under free trade agreements, and how a foreign purchase at Aurea is otherwise financed and completed.

Who May Buy at Aurea

Singapore distinguishes between landed homes, which foreigners generally may not buy without approval, and apartments in private condominiums, which they may. Every home at Aurea is an apartment in a single 45-storey tower, from the 635 sq ft 2-bedroom to the penthouses, so the restriction on landed property does not arise. Singapore Citizens, Singapore Permanent Residents, foreigners and companies may all buy, each at the ABSD rate for their profile.

Executive condominiums are different: they are restricted to eligible Singapore households in their early years. Aurea is not an executive condominium, and none of those eligibility rules apply.

ABSD at Aurea by Buyer Profile

ABSD is charged on top of Buyer’s Stamp Duty. The rates below have applied since 27 April 2023 and are those on the IRAS website as at October 2026.

Singapore Citizens pay 0% on a first residential property, 20% on a second and 30% on a third or subsequent one. Singapore Permanent Residents pay 5%, 30% and 35% respectively. Foreigners pay 60% on any residential purchase, and entities, such as companies, pay 65%.

As an illustration only, on a price of $1,500,000, which is not the price of any home at Aurea, Buyer’s Stamp Duty would be $44,600 for every buyer, and a foreign buyer would add $900,000 of ABSD. The Aurea stamp duty calculator runs the same arithmetic for any figure and profile.

The Free Trade Agreement Exceptions at Aurea

Under Singapore’s free trade agreements, nationals and permanent residents of the United States, and nationals of Iceland, Liechtenstein, Norway and Switzerland, are treated in the same way as Singapore Citizens for ABSD. A national of one of those countries buying a first home at Aurea would therefore pay no ABSD, and would pay the citizen rates on a second or third property.

The treatment is applied by IRAS on the buyer’s status at the date of purchase, and it is worth confirming with a conveyancing lawyer before booking. The Aurea stamp duty page sets out the full tables.

Financing a Foreign Purchase at Aurea

Banks in Singapore lend to foreign buyers on the same MAS framework as to local buyers: a loan-to-value limit of 75% for a borrower with no outstanding housing loan, falling with each loan already held, and a Total Debt Servicing Ratio cap of 55% of gross monthly income, with the loan tested at a rate of at least 4%. In practice, a bank will look closely at the source and stability of overseas income, and some lend in other currencies. Foreign buyers cannot use CPF savings, so the downpayment and stamp duty are paid in cash.

Because ABSD is due within 14 days of signing the sale and purchase agreement, a foreign buyer needs that sum ready early in the purchase, before most of the progressive payments. The progressive payment calculator sets the duty beside the instalments, and the housing loan page explains the limits.

Which Aurea Homes Foreign Buyers Choose

Companies buying in their own name are treated as entities and pay ABSD of 65%, so most overseas buyers purchase in their personal names. Joint purchases mix profiles: where a foreigner buys together with a Singapore Citizen, the higher rate applicable among the buyers is the one that is charged, so the choice of names on the purchase deserves advice from a conveyancing lawyer before the option is exercised.

Foreign buyers at a city-centre condominium tend to fall into two groups. Some want a base in Singapore for regular business visits or for a family member working or studying in town; for them, the Prestige Collection 2-bedroom homes of 635 to 710 sq ft, a five-minute walk from Nicoll Highway station, are the natural fit. Others are relocating with a family and want space; for them, the 4-bedroom Signature homes with private lifts, or the Sky Villas above Level 34, are the usual starting point.

Because ABSD is charged as a percentage of the price, the duty scales with the size of the home, and that often shapes the choice as much as the layout does. The price list from the Sales Concierge and the stamp duty calculator make it easy to compare the total cost of two or three homes side by side.

Completing an Aurea Purchase From Overseas

A foreign buyer follows the same steps as a local one: an option to purchase with a 5% booking fee, the sale and purchase agreement within eight weeks, and progressive payments as the tower is built, with vacant possession expected by 31 March 2030. Documents can be signed through a conveyancing lawyer, and the Sales Concierge can arrange a showflat viewing timed around a visit to Singapore.

For many foreign buyers the choice at Aurea comes down to the collection: the Prestige 2- and 3-bedroom homes for a city base, or the Signature and Sky Villa homes with private lifts for a family. The floor plans show each layout.