Can I Invest in UK Property as a Singapore Resident?
- Expat Property Investments Ltd
- Jul 15, 2025
- 5 min read
If you’re living in Singapore and wondering, “Can I build a UK property portfolio from here?”. The short answer is yes.
But as with most things in Singapore, the devil is in the (regulatory) details.
From currency controls to tax reporting, CPF restrictions to bank regulations, investing in overseas property as a Singapore resident isn’t quite as simple as wiring money across.
However, with proper planning, you can tap into the UK’s thriving property market, benefit from rental income, and diversify your assets, all while staying on the right side of MAS (Monetary Authority of Singapore) guidelines.
We break it down below, but if you'd prefer to speak to our team in a one-on-one 45 minute consultation, you can book that here.
Why Singapore Residents Are Looking to the UK
Singapore’s property market is tight, expensive, and subject to heavy regulation:
Additional Buyer’s Stamp Duty (ABSD): Singapore citizens pay 20% ABSD on second homes; Singapore PRs pay 30%; foreigners, 60%.
Limited freehold land: Over 75% of Singapore’s land is leasehold, making UK freehold ownership attractive.
Global diversification: With the SGD strong and global uncertainties rising, many Singapore investors are looking abroad. Especially to English-speaking, legally stable markets like the UK.
In fact, CBRE Singapore reports that outbound residential investment from Singapore into the UK topped S$4.6 billion in 2023, largely into London and key northern cities like Manchester and Birmingham.
If you want to know where to invest, check out our article on The Best Areas to Invest in the UK. Or if you would like a personalised session to determine the best locations for you, you can book that here. This research can help you avoid very costly mistakes.
We also put together bespoke reports on locations that you're thinking of investing in, just to double check that you are making the right choice. Book yours here.
Currency Transfers and MAS Reporting To Be Aware Of
Singapore dollar (SGD) → British pound (GBP): The SGD is one of the world’s strongest and most stable currencies. But remember, when you move funds internationally:
Report large transactions: Any single transfer over S$20,000 or multiple transfers exceeding S$20,000 within a short period must be reported under Singapore’s anti-money laundering (AML) and counter-terrorist financing (CFT) rules.
Bank declarations: Singapore banks may require a Source of Funds declaration for large outward remittances, especially if the purpose is property purchase. Be ready with documentation like the Sale & Purchase Agreement, proof of income, or loan approval letters.
MAS guidelines: There’s no restriction on Singapore residents investing overseas, but MAS closely monitors large-scale overseas investments, especially for regulated professionals (finance, law, etc.).
Tip: For major currency transfers, many of our clients use platforms like Wise, which often offer better rates and lower fees than traditional banks.
Singapore Taxes on Overseas Property
Here’s where it gets interesting, and often misunderstood.
Capital Gains Tax (CGT): Singapore does not tax capital gains, whether local or overseas. So, any profit from selling your UK property is not taxable in Singapore. You may still be liable for tax in the UK though, but this depends on if you buy in a limited company or in your personal name.
Foreign Income: Singapore follows a territorial tax system meaning only income sourced or deemed sourced in Singapore, or foreign income remitted into Singapore, is taxable. BUT:
Foreign rental income earned overseas and kept overseas is not taxed in Singapore.
If you remit rental income or sale proceeds to Singapore AND use it to generate local taxable income (like reinvesting into a Singapore business), then it becomes declarable to IRAS (Inland Revenue Authority of Singapore).
Wealth Tax: Unlike some countries, Singapore has no wealth tax or inheritance tax.
Summary: For most Singapore residents, UK rental income and capital gains are only taxed in the UK, not in Singapore, unless remitted and locally reinvested.
If you want linking with a UK accountant, please reach out to us here. We will connect you with the accountant we use for our personal portfolio.
CPF: Can You Use It?
The short answer? No.
Your CPF (Central Provident Fund) savings are strictly regulated and can only be used under the CPF Housing Scheme or Public Housing Scheme for purchasing Singapore residential properties, not for overseas investment.
Even cashing out your CPF upon retirement or emigration has strict rules, so don’t count on CPF as a funding source for UK property.
Mortgage and Banking Challenges for Singapore Residents
Lender selection: Not all UK lenders will finance overseas buyers, but some have special expat/non-resident programs. They’ll look closely at:
Stable income in SGD, USD, or GBP
Employment with reputable companies, particularly MNCs or Singapore blue-chip firms
Credit history (UK or international)
Deposit size: Expect to put down 25%–35%. 20% may be possible, depending on the lender and the property.
Documents needed: Singapore residents will usually need to provide:
Employment letter
Payslips
ID/Passport
Tax Notice of Assessment
Bank statements
Proof of address
If you’re self-employed, be ready to show business financials, ACRA filings, and audited accounts.
We work with mortgage brokers who only deal in expat and non-UK resident cases, so reach out to us if you'd like an introduction.
Legal and Compliance Considerations
MAS Guidelines on Overseas Investments: While you can freely invest overseas as an individual, regulated professionals (bankers, lawyers, fiduciaries) may need to report large investments under internal compliance guidelines. Check your employment contract if you work in regulated sectors.
UK Non-Resident Landlord Scheme: If you're buying the property in your personal name (i.e. not in a Ltd company. Read more about this here), you must register under this scheme to manage UK tax properly otherwise, your letting agent or tenant will deduct tax at source.
UK Capital Gains Tax & Inheritance Tax: You’ll be liable for CGT and possibly IHT under UK rules, even as a Singapore resident. Make sure you understand the thresholds and reliefs by speaking to an accountant on this topic.
Tools for UK Property Investors Based in Singapore
We offer high quality free tools to help you make smart decisions:
Want to go one step further, explore our unique paid tools:
Investment Location Deep Dive Report: Get data on the best UK regions
Scenario Analysis for Expats and Non-Residents: Model out risks and rewards
For hands-off investors, we also provide bespoke sourcing, strategy development, and Ltd company formation services.
Why British Expats & Non-UK Residents Trust Us
We’ve helped British expats and non-UK residents all over the world navigate UK property investment remotely.
Dan, our dedicated expat property expert, understands the unique challenges that come as a non-UK resident. As one client shared: "Dan at Expat Property Investments is worth his weight in gold. I couldn't be happier with the service provided by Expat Property Investments. I highly recommend them."
If you’d like to discuss your situation, book a free 30 minute discovery call with us here to see how we can help you start, or grow, you UK property portfolio.
Final Thoughts
You can invest in UK property as a Singapore resident.
You need to plan carefully: tax, currency, bank rules, and lender requirements.
With the right approach, it’s a smart way to diversify and grow your wealth globally.
If you want support, we’re trusted by expats and locals worldwide to manage the process, find the right property, and set you up for success. Get in touch here to learn how we can help.
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