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A Magnet for Ultra‑wealthy Inflows
In 2025, the global migration of millionaires reached a historic high, with 142,000 millionaires relocating, marking a notable shift towards Asia, including Singapore. Although inflows into Singapore are not as pronounced as those into the UAE or the USA, the Lee household continues to view Singapore as a strategic family post, attracting high-value investors on account of its stable institutions and proximity to the Asia-Pacific markets. As millionaires investing in Singapore real estate 2025, Singapore has a recorded population of 244,800 millionaires as of early 2025, surpassing London and marking a ‘Singaporean miracle’ along with a boost to the economy, ranking 4th in the world. The Singapore luxury property market has also seen the setting up of over 2,000 family offices, which have been growing at a robust 40% year on year. In addition, over half of Asia’s single-family offices are set up in Singapore, aside from serving as a hub. The suppliers of services in Singapore cater to the needs of the UHNWI clients in such a way that it creates a market with robust demand, deep networks, and sophisticated local infrastructure.Strategic Investment Themes
- Residences, Heritage & Conservation of Shops The limited market of real estate in Singapore 2025 for renovated shophouses goes on to intrigue family offices around the world. As a case in point, the family office set up by Bridgewater Associates founder Ray Dalio forked out S$25.5 million to buy two shophouses in Cigar Street, confirming that, at least to these architectural rarities, which combine elegance and function as private offices or homes, their worth is high. It is a demand-driven market: in contrast to their macro perspectives, the value of prime shophouse property is limited.
- Ultra-Luxury New-Build Apartments CanningHill Piers and Marina Bay’s redevelopment projects offer short-run branded condominium and hotel residences with direct MRT access and sweeping views, which are attractive to ultra-high-net-worth (UHNW) investors looking for turnkey prestige, security and capital appreciation.
- Listed Real Estate via S-REITs As for other investors looking for REITs with more liquidity and diversification, Singapore’s REIT market provides regulated exposure to hospitality, office, industrial and residential REITs. In 2025, the market is still on the sidelines: Frasers Property made a S$1.37 billion offer to privatize Frasers Hospitality Trust, blaming interest rate and FX volatility headwinds on distribution growth. For UHNW investors, other such corporate moves may offer selective entry or exit points
Ultra-High-Net-Worth Individuals: An Investment Profile
- Sophisticated Multi‑Jurisdictional Strategy Families with very substantial wealth now no longer see property as a standalone asset: it is an aspect of complex capital overseas schemes that ladder into residence and citizenship planning, intergenerational allocation of legacy and dive-bomb hedging. In the end, Singapore’s strong and diverse family office ecosystem, with its advanced guarantees, stable regulatory system and network of wealth management services, still has tremendous attraction.
- ESG and Local Impact Allocations In Singapore, family offices are now required by policy to allocate 10% (or up to S$10 million) of their assets into Singapore-based investments: real estate, venture capital, or philanthropy. Among the next generation of UHNWI, ESG-aligned real estate and impact-led property ventures (e.g., net-zero buildings, sustainable mixed-use precincts) have strong appeal to capital with a sense of stewardship of family heritage.
- Synergies with Family Offices & Services For family offices with a broad mandate, establishing property holdings in Singapore offers an additional dimension of investment. Here, over 1,100 family offices offer wealth planning, estate and trust management, staffing automation services and portfolio investment strategies, a significant number of which fit directly into real estate strategies as well. Both direct property purchase and structured investment products can be modified to suit this deep pool of legal, tax, trustee, and investment talent.
Value Drivers & Risk Management
| Value Driver | Details |
|---|---|
| Stability & Governance | Singapore’s rule of law, low corruption, and policy clarity underpins trust among UHNWI capital. |
| Scarcity & Premium Yield | Limited supply of top-tier residences and heritage assets supports price resilience. |
| Cross-asset Diversification | Mix of direct, listed and mixed-use investments helps balance income, liquidity and growth. |
| Lifestyle & Connectivity | Access to world-class education, healthcare, transport links, and luxury services reinforces capital retention. |
