Liechtenstein Families: Seeking Low-Risk Real Estate Holdings— Without the 60% Foreign Stamp Duty

Secure a Stable, Tax-Efficient Asset for the Future

Looking for a reliable way to grow and protect your family’s wealth? As a Liechtenstein citizen, you are eligible for full remission of Singapore’s Additional Buyer’s Stamp Duty (ABSD) — a 60% surcharge most foreign buyers must pay. This rare advantage allows you to purchase Singapore property under the same stamp duty rates as locals, making it an ideal low-risk, long-term investment.

🏠 Save over S$600,000 on a S$1M property
🏠 Save over S$1.8M on a S$3M property

Estimate Your Stamp Duty Savings Today

Why Liechtenstein Families Are Choosing
to Invest in Singapore Property?

✅ Favorable Exchange Rate

Take advantage of the strength of the Swiss Franc (CHF), shared by Liechtenstein.
A 1-bedroom property in Singapore starts at around S$750,000, which is approximately:

CHF 510,000
USD 550,000
EUR 515,000

And with no ABSD, you start with significant savings from day one.

✅ Stable, Low-Risk Asset Class

Singapore’s property market is globally recognized for its political stability, strong legal protections, and steady capital appreciation. This makes it an ideal destination for families seeking secure, long-term real estate holdings.

✅ Global Portability and Flexible Exit

Singapore imposes no capital gains tax and offers straightforward property transfer procedures — giving you the flexibility to sell or retain your investment with ease whenever you choose.

Explore secure, ABSD-free property ownership tailored for your family’s legacy.

✅ Strong Legal Framework & Government Stability

Singapore’s rule of law and efficient property system offer Liechtenstein buyers a safe, transparent, and dependable environment for real estate ownership.

Invest Smart for Your Family’s Future — Without the Extra Tax Burden

Benefits for Liechtenstein Families
Investing in Singapore Property

Pay Local Tax Rates — Not Foreign Premiums

Liechtenstein citizens are fully exempt from Singapore’s Additional Buyer’s Stamp Duty (ABSD) under the EFTA–Singapore Free Trade Agreement. This means you pay only the standard Buyer’s Stamp Duty (BSD), just like Singaporeans — significantly reducing your upfront costs.

Simplified Financial Planning

By avoiding the heavy ABSD, Liechtenstein families can allocate their capital more efficiently. This frees up funds for other essential needs, such as furnishing their new home, covering relocation costs, or investing in education for their children, leading to smoother financial planning.

 Build and Preserve
Family Wealth

For families looking to diversify their real estate holdings beyond Europe, Singapore offers an attractive alternative. Its strong currency and consistent growth make it a compelling option for wealth preservation and expansion.

 Access to a Thriving Economy

Investing in Singapore property allows families to participate in and benefit from one of Asia’s most dynamic and resilient economies. This provides potential for long-term capital appreciation and rental yields.

Low-Risk Investment Environment

Singapore boasts a highly stable political environment, robust legal framework, and a transparent property market. These factors contribute to a low-risk investment landscape, appealing to families seeking to preserve and grow their wealth.

Level Playing Field with Locals

Liechtenstein nationals are accorded “national treatment,” meaning they face the same stamp duty rates as Singaporean citizens. This includes no ABSD on their first property, and lower, tiered ABSD rates for subsequent properties

Secure Your Peace of Mind Today

Common Misconceptions About Investing Singapore
Property as a Liechtenstein Citizen

❌ "Buying property in Singapore is too risky for foreign families, especially with all the regulations."

Truth: Singapore is renowned for its political stability, strong rule of law, and transparent property market, making it one of the lowest-risk real estate environments globally. For Liechtenstein families, the EFTA-Singapore FTA provides an added layer of certainty by eliminating the most significant financial hurdle (ABSD) for your first residential property, ensuring a more secure investment.

❌ "I can only buy a small, inexpensive property to avoid high costs."

Truth: With the ABSD exemption, Liechtenstein families gain significant purchasing power. This allows you to consider a wider range of properties that better suit your family’s needs and long-term goals, whether it’s a larger home, a more prime location, or a property with greater potential for appreciation, without the immediate burden of the foreign buyer tax.

❌ "The 60% Additional Buyer's Stamp Duty (ABSD) makes any property investment unviable for foreigners."

Truth: This is a crucial misconception for Liechtenstein families! Due to the EFTA–Singapore Free Trade Agreement, Liechtenstein citizens are exempt from the 60% ABSD on their first residential property purchase. You are treated like a Singaporean citizen for stamp duty purposes, saving you tens, if not hundreds, of thousands in upfront costs and making low-risk real estate holdings genuinely attainable.

How Liechtenstein families can benefit from the ABSD exemption when seeking low-risk real estate holdings in Singapore

Example Scenario 1: Diversifying a Family Trust Portfolio

Scenario:
The Müller Family Office in Liechtenstein was looking to diversify its asset base, traditionally focused on European markets, into stable Asian real estate. Their primary goal was wealth preservation and long-term capital appreciation with minimal risk, particularly for future generations. The 60% foreign buyer tax (ABSD) in Singapore was a significant concern, making it difficult to achieve their low-risk, diversified investment objectives without a substantial reduction in net returns.

Outcome:
After consulting with real estate and legal advisors in Singapore, the Müller Family Office confirmed that as Liechtenstein citizens, they were exempt from the ABSD on their first residential property. This enabled them to acquire a prime, well-located condominium unit in Singapore’s Core Central Region (CCR) without the additional 60% tax. The substantial savings allowed them to invest in a higher-quality asset with stronger rental demand and better long-term appreciation potential, directly aligning with their low-risk, wealth-preservation strategy. The acquisition was seamlessly integrated into their existing family trust structure, providing a stable, income-generating asset in a robust global financial hub.

Key Takeaway:
Liechtenstein families can leverage their ABSD exemption to acquire high-value, low-risk residential assets in Singapore, significantly enhancing their wealth diversification strategies and protecting capital for future generations.

Example Scenario 2: Establishing a Secure Base for Future Generations' Education

Scenario:
The Meier family from Liechtenstein, with young children, recognized Singapore’s world-class education system and sought a secure long-term base should their children choose to pursue higher education or career opportunities there in the future. They wanted to purchase a property now to avoid potential future price hikes and currency fluctuations, but the prohibitive ABSD for foreigners was a major deterrent to this proactive planning.

Outcome:
Aware of their ABSD exemption as Liechtenstein citizens, the Meier family proceeded to purchase a spacious apartment near several reputable international schools and universities. By avoiding the 60% foreign buyer tax, they were able to afford a larger unit in a more desirable, family-friendly neighbourhood. This strategic purchase provides a ready home for their children years down the line, secures their future educational prospects, and offers potential rental income in the interim, all while benefiting from Singapore’s stable property market and strong legal protections.

Key Takeaway:
For Liechtenstein families planning for their children’s future education or potential relocation, the ABSD exemption allows for the proactive and cost-effective acquisition of a secure residential base in Singapore, mitigating future costs and uncertainties.Swiss citizens can purchase property in Singapore as if they were locals, enjoying significant savings and smoother financial planning for their family’s future.

Example Scenario 3: Portfolio Rebalancing Towards Asian Stability

Scenario:
Mr. and Mrs. Richter, a retired couple from Liechtenstein, were looking to rebalance a portion of their real estate portfolio from traditional European markets towards a more stable and growing Asian economy. They sought a low-risk, easily manageable asset that could provide steady rental income and act as a hedge against potential economic volatility elsewhere. The prospect of a 60% foreign buyer tax in Singapore, however, made the numbers difficult to justify for a truly low-risk, income-focused investment.

Outcome:
Through their financial advisor, the Richters discovered that their Liechtenstein citizenship exempted them from Singapore’s ABSD on their first residential property. This crucial exemption allowed them to proceed with the purchase of a centrally located, well-maintained condominium unit, which they immediately put up for rent. The absence of the 60% tax meant their investment yield was substantially higher from the outset, making it a genuinely low-risk, income-generating asset. They appreciated Singapore’s strong legal framework and transparent rental market, making the overseas management of the property straightforward and hassle-free, thus fulfilling their goal of diversifying into a stable Asian market.

Key Takeaway:
Liechtenstein individuals and families can strategically rebalance their real estate portfolios into Singapore, benefiting from the ABSD exemption to secure low-risk, income-generating properties in a highly stable and transparent market.

USSFTA vs EFTA-Singapore FTA: What’s the Difference?

Both Free Trade Agreements grant Additional Buyer’s Stamp Duty remission for eligible foreign buyers,
but there are key distinctions in coverage and considerations.

USSFTA

Citizens of the United States of America

Bilateral trade agreement

Article 15.1 of the USSFTA

EFTA–Singapore FTA

Citizens of Switzerland, Norway, Iceland, Liechtenstein

Multilateral trade agreement (EFTA bloc)

Chapter 41 of the EFTA–Singapore FTA

Know More About USSFTA Here

Know More About Iceland EFTA Here

Frequently Asked Questions

❓ Do Liechtenstein citizens pay the 60% Additional Buyer's Stamp Duty (ABSD) on their first residential property in Singapore?

No, absolutely not. Due to the EFTA-Singapore Free Trade Agreement, Liechtenstein citizens are accorded “national treatment” and are exempt from the ABSD on their first residential property purchase. This is a massive saving compared to most other foreign buyers.

❓ What types of property can Liechtenstein families typically buy without special approval?

Liechtenstein families can generally purchase private condominiums and apartment units without needing prior approval. However, buying landed residential properties (like bungalows or terrace houses) requires special approval from the Singapore Land Authority (SLA), and HDB (public housing) flats are usually restricted for foreigners.

❓ Beyond the ABSD exemption, what other taxes or duties apply?

Even with the ABSD exemption, you will still need to pay the Buyer’s Stamp Duty (BSD), which is a standard progressive tax for all property purchases in Singapore. You will also be subject to annual Property Tax, which is calculated based on the property’s Annual Value.

❓ Can Liechtenstein families secure home loans from Singaporean banks?

Yes, Singaporean banks do offer home loans to foreign buyers. However, the Loan-to-Value (LTV) limits (the maximum percentage a bank will lend) might be different for foreign applicants compared to Singapore citizens or Permanent Residents. It’s advisable to get an In-Principle Approval (IPA) for a loan early in your property search.

❓ How transparent and stable is Singapore's property market for low-risk investment?

Singapore is globally recognized for its political stability, robust legal framework, and highly transparent property market. These factors make it an attractive and low-risk environment for real estate investment, ideal for families seeking wealth preservation and stable returns.

❓ Are there restrictions on renting out a residential property purchased by a Liechtenstein family?

Generally, there are no specific restrictions on renting out private residential properties purchased by foreigners in Singapore. If you obtained approval to purchase a landed property, however, there might be specific conditions related to owner-occupation that would affect your ability to rent it out. Always clarify this with your conveyancing lawyer.

Testimonials

“Our family office in Liechtenstein prioritizes secure, low-risk investments that offer long-term value. Singapore has always been on our radar, but the prospect of the 60% foreign buyer tax made it challenging to justify as a truly ‘low-risk’ venture – it significantly impacted our projected returns. Discovering that as Liechtenstein citizens, we are entirely exempt from this ABSD on our first residential property was a revelation! It immediately shifted Singapore into our top tier for diversification. We were able to acquire a prime asset with robust fundamentals, knowing that our capital wasn’t immediately diluted by a massive tax. This is a game-changer for Liechtenstein families seeking stability and growth in Asia.”

— Dr. Anna Meier, Head of Family Investments, Vaduz, Liechtenstein

“As we plan for our children’s future, we wanted to ensure a stable asset base outside of Europe. Singapore’s reputation for economic stability and a strong legal system made it very attractive. However, the sheer size of the foreign buyer tax (60% ABSD) for a second home worried us immensely, as it directly impacted our ability to secure a truly significant asset for our family without taking on unnecessary risk. The relief we felt upon learning about the ABSD exemption for Liechtenstein citizens was immense! It allowed us to purchase a beautiful, spacious condominium that will serve as a secure holding for generations. We can now look forward to a truly low-risk investment in a thriving global city, providing peace of mind for our family’s future.”

— The Hauser Family, Balzers, Liechtenstein

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Latest News & Articles on Additional Buyer’s Stamp Duty

Stay informed with recent developments and expert opinions on absd-related matters in Singapore:

ABSD reduction for
foreign buyers of
CCR homes pushed