Comparison for buyers from India
Malaysia vs Dubai vs Singapore: a side-by-side guide for Indian property buyers
Dubai, Singapore and Malaysia are the three overseas markets Indian buyers ask about most. They differ sharply on what a foreigner may buy, what it costs to buy and hold, and whether ownership leads to residence. This page sets the rules side by side so you can weigh the trade-offs for your own plans.
In short
Key points
- Singapore: foreigners pay 60% ABSD on top of buyer’s stamp duty on any home, and landed houses need government approval.
- Dubai: foreigners buy freehold in designated areas; the transfer fee is 4% of the price, and a property worth AED 2 million or more can support a 10-year Golden Visa.
- Malaysia: each state sets a foreign minimum (RM1 million in Kuala Lumpur and most of Johor) and requires consent; stamp duty on home transfers to foreigners is 8% from 2026.
- Rental income: no personal income tax in Dubai; non-residents pay 24% in Singapore and 30% in Malaysia.
- From India the rules are the same for all three: LRS limit of USD 250,000 a year, TCS above ₹10 lakh and Schedule FA disclosure.
Summary table
The three markets at a glance
Figures are for a foreign individual buying a home. Rules change; confirm with a lawyer in the country concerned.
| Malaysia | Dubai (UAE) | Singapore | |
|---|---|---|---|
| Who may buy what | Foreigners may buy above a state minimum (RM1m in Kuala Lumpur and most of Johor; RM2m for strata homes in most of Selangor), with state consent | Freehold in areas designated for non-UAE nationals (first listed in Regulation No. 3 of 2006) | Condominium and flat units without approval; landed houses need SLA approval, generally only for PRs of 5+ years |
| Main purchase tax | Stamp duty 8% flat on home transfers to foreigners (from 1 Jan 2026) | DLD transfer fee 4% of value, plus admin fees | Buyer’s stamp duty 1% to 6% (tiered) plus ABSD 60% for foreigners |
| Annual holding costs | Quit rent, local assessment rates, maintenance and sinking fund | No annual property tax; housing fee of 5% of annual rental value through utility bills; service charges | Property tax on annual value: 12% to 36% if not owner-occupied; maintenance |
| Tax on rent (non-resident individual) | 30% of chargeable income | No personal income tax | 24% flat |
| Tax on sale | RPGT 30% within 5 years, 10% from year 6 | No capital gains tax on residential property for individuals | Seller’s stamp duty 16% to 4% if sold within 4 years |
| Residence link | MM2H: fixed deposit plus a home of RM600,000 to RM2m, depending on tier | Golden Visa (10 years) with property of AED 2m or more | None linked to buying a home |
| Typical entry point | RM1m in Kuala Lumpur (the foreign minimum) | Apartments averaged AED 1,969 per sq ft (Jan to Jun 2026) | New condominiums from about S$1.3m (June 2026) |
| Direct flight from Mumbai | About 5 h 30 min (to Kuala Lumpur) | About 3 h 5 min | About 5 h 40 min |
Sources listed at the end of the page; checked October 2026.
Ownership rules
What a foreigner is allowed to buy
Malaysia. Every state sets its own minimum price for foreign buyers and every purchase needs state consent. Kuala Lumpur requires RM1 million or more for any property, with consent from the Federal Territories Land and Mines Office (PTGWP). Johor generally requires RM1 million plus state consent. Selangor’s Zone 1 (Petaling Jaya, Subang Jaya, Shah Alam, Cyberjaya) requires RM2 million and allows only strata or landed-strata homes. Bumiputera-quota and low-cost units are closed to foreigners everywhere. The full list is on Malaysia property by state; for a specific unit use can a foreigner buy it?
Dubai. Non-UAE nationals may own freehold, or take usufruct or leases of up to 99 years, in the areas designated for them. Regulation No. 3 of 2006 first listed 23 such areas, including Dubai Marina, Emirates Hills, Palm Jumeirah and Jebel Ali. There is no government minimum price to buy, but there is a value threshold for the Golden Visa (below).
Singapore. The Singapore Land Authority lets foreigners buy condominium and flat units, and strata landed houses inside approved condominium developments, without approval. Terrace, semi-detached and detached houses, vacant residential land and landed homes at Sentosa Cove need approval, which SLA says is generally given only to permanent residents of at least five years who make an exceptional economic contribution. HDB flats follow HDB’s own eligibility rules.
Purchase costs
What it costs to buy
The one-off taxes are the biggest difference between the three markets.
Malaysia: 8% stamp duty
From 1 January 2026 transfers of residential property to non-citizens and foreign companies pay a flat 8% stamp duty, up from 4%. Add legal fees on the sale agreement and the loan (if any) and the state consent fee. Work out a full figure with the buying costs calculator.
Dubai: 4% DLD fee
The Dubai Land Department charges 4% of the transaction value on a transfer. DLD’s own service page splits this as 2% buyer and 2% seller; many guides say the buyer usually pays the full 4% by market practice, so agree it in the contract. Fixed fees include AED 250 for the title deed, plus a trustee office fee of AED 500 or AED 1,000 (plus VAT) depending on price.
Singapore: BSD plus 60% ABSD
Buyer’s stamp duty rises in tiers from 1% on the first S$180,000 to 6% above S$3 million. On top, foreigners pay additional buyer’s stamp duty (ABSD) of 60% on any residential purchase, a rate in force since 27 April 2023. A few free trade agreements, such as Singapore’s with the United States, give those nationals citizen treatment; check with a Singapore lawyer whether any relief applies to you.
Holding costs and tax
Owning, renting out and selling
General information, not tax advice. Confirm with a chartered accountant in India and an adviser in the country where you buy.
- Malaysia: owners pay annual quit rent to the state and assessment rates to the local council, plus maintenance and sinking fund charges for strata homes. A non-resident individual is taxed at a flat 30% on chargeable rental income. Real property gains tax for non-citizens is 30% on disposals within five years and 10% from the sixth year. See renting out your property and the rental yield calculator.
- Dubai: there is no annual property tax on homes, no personal income tax on rent and no capital gains tax on residential property for individuals. Owners or tenants pay a housing fee of 5% of the annual rental value, collected through the utility bill, and buildings levy service charges.
- Singapore: property tax is charged on the property’s annual value. If you do not live in it, rates run from 12% on the first S$30,000 of annual value to 36% above S$60,000. Non-resident individuals pay 24% on rental income. Selling within four years of purchase triggers seller’s stamp duty of 16%, 12%, 8% or 4% (purchases from 4 July 2025).
Whichever market you choose, an Indian tax resident is taxed in India on worldwide income, so foreign rent goes into your Indian return, with credit for foreign tax under the relevant tax treaty where available. A zero tax rate abroad does not mean zero tax overall.
Residence
Does buying give you a visa?
| Malaysia: MM2H | UAE: Golden Visa | Singapore | |
|---|---|---|---|
| Property route | Required home purchase: RM600,000 (Silver), RM1m (Gold), RM2m (Platinum), plus a fixed deposit | Property worth AED 2m or more; mortgage from an approved local bank and approved off-plan units accepted | None |
| Other money | Fixed deposit USD 150,000 / 500,000 / 1,000,000 by tier | Health insurance for investor and family | – |
| Visa length | 5, 15 or 20 years by tier, renewable | 10 years, renewable while conditions are met | – |
| Stay rule | At least 90 days a year in Malaysia | Property must be kept; GDRFA requires a lien and no sale during the term | – |
MOTAC via Hudson McKenzie (updated April 2026); UAE ICP and GDRFA Dubai service pages; checked October 2026.
Note that in Malaysia the state minimum still applies: an MM2H Silver applicant buying in Kuala Lumpur still needs a home of RM1 million or more. Details are on our MM2H page. We found no Singapore scheme that grants residence for buying a home.
Prices
Typical entry prices
Rough markers only, from different kinds of data; they are not like-for-like.
- Malaysia: in practice the entry point is the state minimum, so RM1 million in Kuala Lumpur or Johor. In Kuala Lumpur, the completed The Sentral Residences records RM1,114 psf · typical RM961–1,218 psf (median, last 48 months · EdgeProp, viewed 2 Oct 2026). Browse Kuala Lumpur or Johor projects.
- Dubai: Property Monitor data based on DLD transactions gave an apartment average of AED 1,969 per sq ft for 1 January to 6 June 2026, from about AED 1,332 in Dubai Sports City to AED 4,240 on Palm Jumeirah.
- Singapore: a June 2026 survey of developer price lists put the cheapest new-launch units from about S$1.3 million, with median asking prices of about S$2,150 psf outside the central region and S$3,190 psf in the core central region. Remember the 60% ABSD comes on top.
From India
Flight times and the Indian rules that apply to all three
| Direct flight, typical | Kuala Lumpur | Dubai | Singapore |
|---|---|---|---|
| From Mumbai | about 5 h 30 min | about 3 h 5 min | about 5 h 40 min |
| From Delhi | about 5 h 25 min | about 4 h | about 5 h 55 min |
| From Chennai | about 4 h 5 min | about 4 h 5 min | about 4 h 30 min |
FlightsFrom.com route pages, October 2026; times vary by airline and season.
- The Liberalised Remittance Scheme limit of USD 250,000 per person per financial year applies to all three; remittances above ₹10 lakh a year attract 20% TCS, recoverable as a tax credit.
- Report the property every year in Schedule FA; the penalty for non-disclosure can be ₹10 lakh.
- Under FEMA a resident Indian generally cannot take a foreign-currency loan from an overseas bank or borrow in India to buy property abroad, so Dubai or Singapore mortgages are generally not an option while you are resident in India.
- Indian passport holders can visit Malaysia visa-free for up to 30 days (currently until 31 December 2026), which makes viewing trips simpler.
Weighing it up
Trade-offs, not rankings
Each market suits a different goal. None is the right answer for everyone.
Dubai
Shortest flights from western and northern India, no tax on rent locally, and a property-linked 10-year visa. Against that: a 4% transfer fee, service charges, and an AED 2 million threshold for the visa.
Singapore
Open to foreigners for condominiums without approval, but 60% ABSD makes the purchase cost far higher than the other two, there is no residence link, and landed homes are effectively closed.
Malaysia
Long-stay options through MM2H, entry at the state minimum (RM1 million in Kuala Lumpur and most of Johor), and Kuala Lumpur about four hours from Chennai. Against that: state minimum prices, consent delays, 8% stamp duty and 30% tax on rent for non-residents.
If Malaysia is on your list, start with buying Malaysian property from India or, for homes near Singapore, buying in Johor from India and the Johor–Singapore SEZ.
Straight answers
Frequently asked questions
Can Indians buy property in Singapore?
Yes, condominium and flat units can be bought without approval, but foreigners pay 60% additional buyer’s stamp duty on top of buyer’s stamp duty. Landed houses need Singapore Land Authority approval, which is generally limited to long-term permanent residents.
How much property do I need to buy for a UAE Golden Visa?
Property worth at least AED 2 million. UAE authorities accept mortgaged property financed by approved local banks and approved off-plan units, and the visa is valid for 10 years.
What is the DLD fee in Dubai?
4% of the property value on transfer, plus fixed fees such as AED 250 for the title deed and a trustee office fee. Agree in the contract who pays the 4%.
Is Malaysia cheaper than Dubai for Indian buyers?
Purchase taxes are higher in Malaysia (8% stamp duty against Dubai’s 4% fee) and foreigners face state minimum prices such as RM1 million in Kuala Lumpur. Price per square foot comparisons depend on the area; compare specific units in rupees.
Can I use LRS to buy property in Dubai, Singapore or Malaysia?
Yes. Purchase of immovable property abroad is a permitted use of the USD 250,000 annual LRS limit, and the same TCS and Schedule FA rules apply in all three countries.
Does buying property in Malaysia give residency?
Not on its own. MM2H requires a fixed deposit and a home purchase of RM600,000 to RM2 million depending on tier, and the state minimum price for foreigners still applies. See the MM2H guide.
Do non-residents pay tax on rent in Malaysia?
Yes, non-resident individuals are taxed at a flat 30% on chargeable income, including net rent from Malaysian property.
Planning a purchase from India?
Send me your budget, the city you are looking at and whether you will live in it or rent it out. I will explain the rules that apply and which units qualify.