{"id":45524,"date":"2026-07-27T17:03:56","date_gmt":"2026-07-27T10:03:56","guid":{"rendered":"https:\/\/www.asiapropertyawards.com\/?p=45524"},"modified":"2026-07-27T19:18:52","modified_gmt":"2026-07-27T12:18:52","slug":"singapores-60-tax-wall-is-redirecting-property-buyers-to-batam-bintan-and-johor","status":"publish","type":"post","link":"https:\/\/www.asiapropertyawards.com\/en\/singapores-60-tax-wall-is-redirecting-property-buyers-to-batam-bintan-and-johor\/","title":{"rendered":"Singapore\u2019s 60% tax wall is redirecting property buyers to Batam, Bintan, and Johor"},"content":{"rendered":"
\n

High stamp duties at home are pushing Singaporeans towards nearby markets, but oversupply and patchy demand raise questions about how much the corridor can absorb<\/span><\/p>\n<\/div>\n

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Marina Bay, Singapore. Image courtesy of C9 Hotelworks<\/figcaption><\/figure>\n

A foreign buyer purchasing a home in Singapore pays 60% in stamp duty on top of the price, among the highest rates on foreign buyers anywhere.<\/p>\n

The same purchase in Batam, Bintan or Johor is taxed in single digits, about 8% in Malaysia and 5% in Indonesia. That gap is redirecting Singaporean buyers abroad.<\/p>\n

In Singapore, a permanent resident pays up to 35% in Additional Buyer’s Stamp Duty (ABSD) on a second or subsequent property and property bought overseas does not count towards that tally, so there is no penalty for buying across the border. What is less certain is whether Batam, Bintan and Johor can absorb the supply being built for that demand.<\/p>\n

Batam illustrates the shift most clearly. C9 Hotelworks’ Batam & Bintan Hotel Residences Market Review 2026 records 1,613,202 international visitor arrivals in 2025, up 22% year-on-year, with Singapore supplying about 45%, the island’s dominant single source. More than 90% of hotel-residence sales are investment-oriented, bought mainly for rental income, and studios and one-bedrooms lead sales. An average unit price of USD114,000 (about IDR1.8 billion) keeps entry pricing well within reach of a Singapore buyer facing a 60% tax wall at home.<\/p>\n

\"\"
Image credit: C9 Hotelworks<\/figcaption><\/figure>\n

Bintan is a more cautious version of the same case. Singapore is the largest source of Bintan’s international visitors at 49% (2025, year-to-date November), though international visitors make up only about a quarter of the island’s total; Bintan runs on domestic demand and its recovery still trails Batam’s. Hotel performance underlines the caution: occupancy at Bintan’s star-rated hotels was approximately 46% as of August 2025, as rising room rates and new branded supply outpaced demand. Its international buyers are mainly Singaporean and Malaysian, investment-led and split between rental income and capital gains, again favouring studios and one-bedrooms. For a Singapore investor, proximity and a familiar source market do not guarantee sales; the two islands must be judged on their own terms.<\/p>\n

Related: Vietnam claims Asia\u2019s top position in branded residences as luxury supply surges<\/strong><\/a><\/p>\n

Johor extends the pattern across the border. The state of Johor drew a record USD27 billion (MYR110 billion) in approved investment in 2025, the most of any Malaysian state and about 25.8% of the national total (MIDA), though this is largely corporate and industrial capital, not housing. The residential signal is smaller: provisional NAPIC data show Johor residential transactions still softening into early 2026, with volume down 9.5% and value down 12.3% year-on-year in the first quarter of 2026.<\/p>\n

What sets Johor apart is infrastructure and incentives. The Rapid Transit System link to Woodlands is due to open by end-2026 as a five-minute crossing, and the Johor-Singapore Special Economic Zone offers approved companies a corporate tax rate as low as 5%. Malaysia is also lowering the entry threshold for foreign buyers through a low-deposit Forest City tier of its revised MM2H programme; against Singapore’s tax wall, the modest cost and proximity may make it an accessible route for Singapore-based buyers.<\/p>\n

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Image credit: C9 Hotelworks<\/figcaption><\/figure>\n

None of these three markets is risk-free. Johor holds the highest unsold residential value of any Malaysian state (about USD810 million; MYR3.3 billion) plus more than 9,000 unsold serviced apartments, and from 1 January 2026 the stamp duty on foreign residential purchases doubled to 8%, from 4%. Batam’s pricing leans heavily on studio stock, and Bintan’s demand remains unproven. The corridor has infrastructure, incentives and a motivated buyer; what it has not yet shown is sell-through, with unsold stock already high in Johor and demand in Batam and Bintan concentrated in small, investment-led units.<\/p>\n

The underlying driver is policy. Singapore’s tax wall was built to cool its own market; it has succeeded well enough to export demand. The conditions favouring Singaporean buyers, including tax arbitrage at home, the RTS link, JS-SEZ incentives and a dedicated MM2H route into Forest City, are aligning faster than the market is clearing supply. For buyers, the question is no longer whether to look offshore but which market fits their investment profile: Batam for yield, Bintan for patience, Johor for scale and connectivity. The pull is structural; whether it converts into sales at the pace developers are pricing in is the open question.<\/p>\n","protected":false},"excerpt":{"rendered":"

High stamp duties at home are pushing Singaporeans towards nearby markets<\/p>\n","protected":false},"author":8,"featured_media":45541,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"footnotes":""},"categories":[92,94],"tags":[4900,4901,125,110],"class_list":["post-45524","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news","category-views","tag-batam","tag-bintan","tag-malaysia","tag-singapore","news_country-indonesia","news_country-malaysia","news_country-singapore","news_author-lena-hungerbuhler"],"acf":[],"yoast_head":"\nSingapore\u2019s 60% tax wall is redirecting property buyers to Batam, Bintan, and Johor | Asia Property Awards<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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