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Subscriber exclusiveHow the law prevents ‘ineligible buyers’ from investing in propertiesTan Ooi BoonFollow topic:InvestPublished Nov 7, 2026, 5:00 AMUpdated Nov 8, 2026, 5:29 AMListenSign up for ST InvestMe to find out how you can plan for your dream life in the next financial literacy course on Nov 19.SINGAPORE – Although Singapore is a haven for property investors, its unique property regime specifically bars “ineligible buyers” from investing in two types of real estate.The first is the ubiquitous HDB flat. You cannot claim a stake on a flat that is owned by someone else unless you have obtained prior approval from the Housing Board. This is because the law does not recognise such proxy ownership, even if you have paid for it.For instance, a buyer puts the HDB flat in his parents’ names but signs a private deed stating that the parents will hold it for him. The HDB Act will deem this agreement invalid because only the registered owners have rights over the flat.Similarly, the law does not allow foreigners to buy landed property without official approval. A foreigner also cannot stake a claim on such a property, even if he has paid all or part of the purchase price.Here are two cases on why some people are ineligible to own these properties.Daughters can’t claim mother’s flatTwo sisters wanted to stake a claim on their mother’s flat when they found out that she had willed it to their brother. Both sisters had jointly paid for the flat over the years and were once co-owners until they removed their names so that they could buy their own flats after they got married.Top storiesExplore top stories from all sections in one placeSingaporeSingaporeWorldBusinessOld trades, new cafes: Can Jalan Besar keep its charm?Australia should deepen ties with Asia to give itself more room to pursue its interests: SM Lee‘Trump has cost us’: After midterm losses, MAGA asks if it’s overDBS, OCBC, UOB shares drop after Q3 results; SATS hit by work pass concerns: Markets this weekAlthough they were no longer co-owners, they continued to help their mother pay the mortgage instalments until it was fully paid up.But the High Court dismissed their case, noting that the HDB law clearly barred their claim because as existing owners of their own HDB flats they could not claim any interest in their mother’s flat.Tan Ooi Boon writes for and oversees the Invest section of The Straits Times.See more onInvestST InvestMeResidential propertyProperty investmentsHDBFinancial literacy