How to Buy Real Estate in China from Singapore: Full Guide to China Property Investment
As a Singaporean, buying property in China as an investment, or to live in for the short or longer term, can seem like an attractive option, thanks to our strong cultural ties and relative ease of travel. However, buying real estate in China isn’t quite the same as at home, so there are a few things you’ll need to consider before you put your plans into motion.
This guide covers all the basics, including questions like: can foreigners buy property in China? And what’s the outlook for the China property price index? Plus we’ll also talk about providers like Wise and OFX which can help with cheap, fast and safe international transfers to Indonesia to help your purchase go smoothly.
Can Singapore citizens buy property in China?
So - can foreigners buy property in China? Unfortunately, when it comes to buying China property from Singapore, the answer isn’t the most straightforward. You can buy property in China as a foreigner - but there are important rules and restrictions to understand first.
Most importantly, to buy a property in China as a Singaproean you’ll need to live in China and be able to prove you have done so for a set minimum length of time - usually at least 12 months. You can not buy a place simply to rent it out as an investment.
There are also restrictions on what you can buy which will usually mean you’re choosing between apartments or condos. Generally you’ll be buying a leasehold which is 70 years long, and which may be renewed - but there’s not a guarantee of renewal, and the leasehold may be called in at any time, meaning you need to sell back your home to the government. If you’re unlucky you may be paid significantly less for the property than the initial purchase price.
What are the requirements to buy a house in China?
As we’ve seen, to buy a property in China you’ll need to meet a fixed minimum residency requirement which varies by location but which is usually 12 months at least. You must also live in the property once you’ve bought it - it can’t be left empty as an investment, or rented out.
Aside from this, bear in mind that there may also be rules set by the Singapore government which may impact your options for investing in property overseas. For example, if you have an HDB, your minimum occupation period (MOP) must have expired before you purchase any other home or investment property, including one abroad.
How to buy a home in China step by step
Buying a property in China can be daunting, as it requires you to navigate a different legal system with different rules, norms and approaches. Having a local realtor and lawyer who understands your situation as an expat is important, so you’ll know you can get answers to any questions you may have. There are many international property lawyers who could be a good source of help and information, to keep you moving smoothly through the process.
To give a feel for what you’ll need to do when buying Chinese real estate, here’s a rough outline:
1. Find a reputable property agent or realtor, and a local lawyer
Buying property in China isn’t something you should be doing without local support, including a legal representative and an experienced realtor who knows the market and the likely questions an expat buyer will have. Shop around to find people who you trust and will enjoy working with.
2. View and select properties
You can start your property search online, but visiting places in person is the best bet to understand how far your money will go when you buy property in China. We’ll cover some good websites to look at a bit later, as inspiration.
3. Gather the proof required to show you fulfil the minimum residence requirements
The length of time you must have lived in China varies depending on the location you’re buying in, but it’s likely to be at least 12 months. Check which documents your local area can accept as proof of residence and gather everything needed before you start the purchase process.
4. Negotiate a sale price and pay your deposit
Your realtor will help you negotiate a sale price once you've found a place you like the look of. They’ll present the sellers with a preliminary contract with the terms and conditions of the purchase - and then if they agree, it’s time to pay your deposit. Deposit amounts can vary and will be subject to negotiation by your legal representative.
When sending your deposit, use a provider like Wise or OFX to get your money sent to a bank for deposit in CNY as efficiently and cheaply as possible, with quick delivery times and low overall costs.
5. Complete due diligence checks and other formalities
It’s now over to your local support team to do all the required checks and formalities to allow the purchase to be completed. As a foreigner there are a few extra requirements, such as having various documents notarised and ensuring the purchase is approved by the local government based on factors like your residency.
6. Complete and change the official record of ownership
Once everything has got the OK, you can complete the sale and pay the remaining money to the seller. Any other legal fees, taxes or admin costs are also due at this point.
How much does it cost to buy property in China?
What are the costs of China real estate - and how does buying there compare to buying a property in Australia or investing in property in Bali for example?
While the costs of property in China can vary a lot, it’s not generally considered a cheap place to buy at all. In large, popular cities in particular, property prices in China can be high on a global scale. Plus, you’ll need to factor in additional costs such as legal fees, taxes, and costs for your realtor. Things you need to budget for can include:
Property transfer tax - 3% - 5% of the property value
Notary fees - 0.1% of the property value
Legal fees - 3% - 4% of the property value
Agent fees - varied, and sometimes split with the seller
On top of the costs of your property, bear in mind that international transfer fees and costs added into the exchange rates offered can also push up the final amount you pay to buy property in China from Singapore.
Instead of sending money with your bank, take a look at non-bank alternatives like Wise and OFX which offer cheap, fast and secure international transfers. Wise offers an automatic discount for higher transfers and OFX can offer competitive rates for large transfers as well. Here’s a summary:
Wise: Wise uses the mid-market exchange rate and offers low cost, high-value transfers of up to 2 million SGD. Transfers are typically completed within 1–2 business days.
OFX: OFX doesn’t have maximum transfer limits meaning you can send as much currency as you need to, making them a good option for substantial property transactions.
Cheapest places to buy property in China
Generally the cheaper places to buy a property in China can be found in smaller cities. However, as you’ll need to live in whichever property you buy in China, the chances are that you can’t simply buy a place based on the price. Instead you’ll need to weigh up the location, price and possibilities for work and lifestyle. If you’re buying in a bigger city, looking outside of the city center is the best way to find reduced costs for housing.
Factors affecting the house prices
China’s real estate market has seen some ups and downs recently, which can be impacted by local and global changes in the economy, and shifts in supply and demand. It’s hard to keep track of house prices but watching news items for trends can help you to stay on top of the market as it changes.
Ongoing costs of buying a home in China
If you buy a home in China you’ll need to live in it. Therefore the costs are likely to include the sorts of things you’d pay for a home in Singapore, such as:
Mortgage interest - or other fees if you finance your purchase with a loan
Maintenance and repairs - costs of upkeep on the property
Utilities - bills for water, electricity and so on
Security - you may decide to pay for security depending on the location and your personal preferences
Is it a good idea to buy a house as an investment in China?
You can’t buy a property in China simply as an investment, as you’ll need to live there. That rules out buying to rent for example. If that’s more your aim you may be better off buying property in Malaysia or buying a home in Japan, where the rules allow for overseas investments without residency requirements.
While your primary purpose for buying a place in China will likely be to live in, your new home may also prove a useful investment if it rises in value over time. The Chinese property market has been relatively unstable in the past couple of years, so investing should only be considered under professional advice and with a long term time frame in mind.
Pros and cons of buying property in China
| Pros of buying property in China | Cons of buying property in China |
|---|---|
✅Can be a more attractive option than renting if you live in China and plan to remain long term ✅Strong cultural ties and shared language for many Singaporeans ✅Major cities have higher property prices but also have enjoyed relative price stability recently ✅Excellent location for working or for entrepreneurs, subject to visa permissions | ❌You must have lived in China for at least 12 months and intend to remain there ❌HDB minimum occupancy rules may prevent you from buying a private property ❌There is a risk that your property will lose value if markets are volatile |
Should you rent or buy a house in China?
There’s no scientific answer here. If you’ve lived in China for 12 months or more already and plan to stay there for the long term, buying could be an attractive option. However, without long term residency you won’t have the option to buy, so renting will be a better plan.
What’s the property market like in China?
In 2024, the Chinese property market saw a brief rally before slowing again, following a pattern of the last couple of years. Within the large cities demand for properties means that prices are relatively stable, but in some areas there have been fairly significant drops in the market value of properties in recent times. Obviously this can all change very quickly, and without much warning. There have already been many local efforts to shore up property prices which may gain traction. Watch the progress of prices through news reports to get a feel for trends as they emerge.
Financing a property purchase in China
Some Chinese lenders will offer mortgages and loans to foreign property buyers, but the rules tend to be strict and there’s a good chance you’ll need a significant deposit. This may mean that you need to pay for some - or even all - of your new home in China with your own funds and savings.
If you’re paying for your China property purchase from Singapore and need to send a high value payment, check out Wise which offers large and secure transfers with the mid-market rate and fee discounts on large transfers.
Paying property tax in China
The property tax you need to pay on purchase and on an ongoing basis is decided by the tax authorities of the province or the tax authorities of the municipality, and central government. Ask your local legal advisors to help you analyse the costs which will be involved in your particular case.
Tips for foreigners to buy property in China
Buying property in China as a foreigner comes with lots of rules and eligibility requirements. This means that having local legal advice is essential to make sure you stay on the right side of the law. Here are a few things to remember:
Foreigners can not buy properties in China as an investment - they must live there and fulfil minimum residency requirements
Having a property in China will not get you a visa - you’ll still need to fulfil the requirements based on the visa type you need
Get a local lawyer and use a skilled realtor to help you navigate the local property market successfully
Don’t forget, you can’t buy another private property if you’re in your HDB’s MOP - double check to stay the right side of the law here at home
When sending money for your purchase, check out and compare a few different money transfer services like Wise and OFX to make sure you get the best available deal
How to find a China property
You can look for properties in China online, by word of mouth, or by connecting with individual realtors. Umbrella real estate platforms - like those we'll cover in a moment - can help you to get a feel for the market, before visiting places in person. Your realtor can also help with a more personal touch based on the requirements you have including location, cost and amenities.
China property websites
Property websites in China may have a specific focus, such as high networth individuals or expats. Browse a few to see which may suit the niche you're looking in, and to get connected with individual realtors who can help you on an individual level.
Conclusion
Foreigners can buy property in China but there are strict rules and eligibility requirements you’ll need to be aware of. As a Singaporean you’ll need to be able to prove you’ve been resident in China for a fixed minimum length of time, which is usually at least 12 months. Then you’ll need to live in the property you buy - it can’t be let out or purchased simply as an investment. This makes China a better option for people who want to live and work there on an ongoing basis compared to investors.
This guide gives you the lowdown on the basics of buying property in China. Use these ideas to recruit your local support network, and when you need to send money from Singapore to China to pay for your deposit, for the property purchase, or for ongoing costs, remember to check out providers like Wise and OFX for fast, cheap and secure international transfers, with good exchange rates.
FAQs on Buying Property in China
Yes. However, to buy a property in China as a Singaporean you’ll need to live in China and be able to prove you have done so for a set minimum length of time - usually at least 12 months. You can not buy a place simply to rent it out as an investment.
The deposit amount will be negotiated by your property lawyer as part of the sale - talk through with them the deposit amount you feel comfortable with.
China may be a good place to buy property if you live and work there. You can’t buy simply as an investment or to let out. It’s also worth looking at how the market is performing in the area you want to buy in - within the large cities prices are relatively stable, but in some areas there have been fairly significant drops in the market value of properties in recent times.