Invest in U.S. commercial real estate from Singapore.
No exchange controls. No outbound cap. No tax at source when you send capital abroad. This is the exact route a Singapore-resident Accredited Investor's money takes into income-producing U.S. commercial real estate, and the one legal step that comes first: opting in as an Accredited Investor.
The Singapore route is open now to investors who qualify as Accredited Investors and opt in to that status. Onboarding runs through the Raveum app: create an account, verify your identity, then complete the Accredited Investor opt-in. Offering materials are shown once those checks clear, and no deal is listed publicly on this website.
9 min read
Your bank, SGD
Standard international wire
AI opt-in and KYC
Nothing is shown before this clears
USD wire
Converted at prevailing rates
U.S. C-Corporation
You subscribe for shares
Property-specific LLC
One asset, not commingled
Rental income, USD
When declared, net of withholding
All investing involves risk, including loss of capital. Fractional real estate is illiquid and is normally held for several years. Distributions are not guaranteed. Nothing on this page is an offer or a solicitation, no security or collective investment scheme is offered on this website, and nothing here has been reviewed, authorised or recognised by the Monetary Authority of Singapore. Read the offering documents in full before you commit. Regulatory thresholds, tax rates and their interpretation change from time to time: this page reflects our understanding as at 1 August 2026, may change, and is not legal, tax or investment advice. Check the current rules, and your own position under them, with qualified professionals before acting.
Yes. A Singapore-resident individual who qualifies as an Accredited Investor, and who opts in to that status, can invest in U.S. commercial real estate without a U.S. visa, by wiring funds through their bank and subscribing for shares in a U.S. corporation that owns the property through a property-specific LLC.
Singapore imposes no exchange controls, no annual outbound cap and no tax collected at source on the remittance. On Raveum, these interests are offered to Singapore investors under SEC Regulation S.
Two things are different here from most markets. First, Accredited Investor status is opt-in: qualifying is not enough, you must positively consent to being treated as one. Second, CPF and SRS monies cannot be used for an investment of this kind. Both are covered in full below.
Who this is for
Two tests apply at once: the Singapore Accredited Investor classification with its opt-in, which governs what may be shown to you, and the SEC Regulation S requirement that you are not a U.S. person.
✓Available to
- Singapore-resident individuals who meet an Accredited Investor limb: net personal assets above S$2,000,000, with the primary residence contributing no more than S$1,000,000 of that, or net financial assets above S$1,000,000, or income of at least S$300,000 in the preceding 12 months
- Investors who complete the Accredited Investor opt-in consent, a legal precondition to being shown offering materials
- Singapore-incorporated investment vehicles that qualify: corporations with net assets above S$10,000,000, or corporations wholly owned by Accredited Investors, subscribing through entity KYC
- Investors funding from their own cash, in their own name, able to evidence source of wealth
- Non-U.S. persons only, subscribing in offshore transactions under SEC Regulation S
×Not available to
- U.S. persons, who are not eligible to subscribe under this route
- Investors resident elsewhere, where a different route may apply. See all routes
- Retail investors, and anyone who qualifies as an Accredited Investor but chooses not to opt in
- CPF or SRS monies, in any amount; see the first FAQ
- Persons unable to complete KYC or evidence source of funds under MAS anti-money-laundering rules
- Anyone who may need this capital back within one to two years
If you are resident in another jurisdiction for exchange-control or tax purposes, that jurisdiction's own regime governs your position, and you should take advice under it before subscribing. Raveum does not assess or advise on any investor's status under foreign law.
Interests are offered to Singapore investors under SEC Regulation S. Singapore law restricts the advertising of restricted offers, so no deal is listed publicly on this website: access sits inside the Raveum app, behind account creation, KYC verification, the Accredited Investor opt-in and a jurisdiction eligibility check.
Five stages, start to income
The legal work sits in stages one and two. Stage two is unique to Singapore and is a statutory precondition, not paperwork.
STEP 01
Download the app and complete KYC
Download the Raveum app, create an account and verify your identity. Raveum checks residency, screens against sanctions lists and runs the jurisdiction eligibility check. No offering material is shown before your Accredited Investor opt-in is complete, whatever your wealth.
STEP 02
Qualify and opt in as an Accredited Investor
You evidence one Accredited Investor limb and give explicit written consent to be treated as an Accredited Investor, after reading a notice of what that means: the loss of retail-investor safeguards. Without the opt-in, no offering material can be shown to you. You can withdraw the consent at any time by written notice.
STEP 03
Select the property and read the documents
Review the market, tenant, lease term, debt and business plan inside the deal room. Establish who carries taxes, insurance and maintenance under the lease. The offering documents set out fees, holding period, distribution mechanics and the full risk factors.
STEP 04
Subscribe and wire through your bank
You sign the Regulation S subscription documents and IRS Form W-8BEN, then instruct an international wire. Your bank applies its anti-money-laundering checks: source-of-funds evidence for larger transfers under MAS rules, beneficiary and SWIFT details. Settlement typically takes one to two working days.
STEP 05
Take ownership, collect distributions in USD
Your dollars purchase shares in the property-specific U.S. C-Corporation. The shareholding is recorded in your name and you receive ownership documentation. Distributions, when declared, are paid in U.S. dollars, and you receive IRS Form 1042-S each year a distribution is made showing U.S. tax withheld. Foreign-sourced income received by a Singapore-resident individual is exempt from Singapore tax, so there is nothing further to file locally on the dividend itself; see the tax section.
Do you qualify as an Accredited Investor?
Singapore imposes no remittance cap, so the gate is who you are, plus your positive consent to being treated as an Accredited Investor. This is a self-assessment, not a classification decision.
2. Net personal assets, in two parts
Fair market value less any credit facility secured on it. At most S$1,000,000 of residence equity counts toward the S$2,000,000 test.
Thresholds applied: section 4A of the Securities and Futures Act 2001 and the Securities and Futures (Classes of Investors) Regulations, as at 1 August 2026.
The three limbs. A Singapore Accredited Investor is a natural person who meets any one of three tests under section 4A of the Securities and Futures Act 2001 and the Securities and Futures (Classes of Investors) Regulations: net personal assets exceeding S$2,000,000, with the net value of the primary residence able to contribute no more than S$1,000,000; net financial assets exceeding S$1,000,000, meaning deposits, investment products and other prescribed financial assets net of related liabilities; or income of at least S$300,000 in the preceding 12 months. Foreign-currency equivalents count at prevailing rates. Evidence must generally be dated within the last three months, title deeds excepted. Qualifying alone is not enough: the opt-in consent is a separate, statutory step, and you may withdraw it at any time by written notice.
Self-assessment only, not a classification decision. Thresholds reflect section 4A of the Securities and Futures Act 2001 and the Securities and Futures (Classes of Investors) Regulations as at 1 August 2026. These rules and their interpretation change from time to time: check the current position, and confirm your own status, with your adviser.
What you actually own
You are not on a deed. You hold shares in the U.S. company that stands between you and the building. That one distinction drives your rights, your tax and your exit.
A property-specific structure
Each property is held in its own U.S. limited liability company. The LLC is a pass-through for U.S. federal tax and pays no entity-level federal income tax.
A U.S. C-Corporation as your entry point
You subscribe for shares in a U.S. C-Corporation that holds the membership interest in the LLC. The C-Corporation is the taxpayer of record in the United States.
Why the corporation sits there
It acts as a blocker. You have no U.S. personal income tax filing obligation from holding shares or from receiving dividends, and U.S. withholding arises only when the corporation actually distributes cash to you.
The sponsor operates
The sponsor arranges financing, appoints the property manager, handles leasing and reports to investors. You do not manage tenants.
Exit is on sale, not on demand
There is no ready secondary market for these shares and no redemption right. Assume you hold until the property is sold and the structure is wound up. This is a named single asset you chose, not a pooled portfolio: the trade-off against listed or bank-distributed alternatives is set out honestly in the FAQs.
The structure, top to bottom
You
Singapore Accredited Investor, opted in
U.S. C-Corporation
You hold shares here. Taxpayer of record in the United States.
Property-specific LLC
Pass-through for U.S. federal tax. One asset only.
The property
Income-producing U.S. commercial real estate
What we will ask for
Gathering these before you start is the single biggest time saver. Tap to tick them off.
Taxed once, in the United States, with nothing further to file locally
A Singapore-resident individual has one of the simplest tax positions on this platform. The property is in the United States, so U.S. tax applies there. Singapore taxes on a territorial basis and exempts foreign-sourced income received by resident individuals, so nothing further happens on receipt. There is no local return to file on the dividend, and no credit to claim, because exempt income leaves nothing to claim it against.
The U.S. taxes it at the corporation
Rent is earned in the United States, so U.S. tax applies. It is paid by the C-Corporation before anything reaches you, which is why you have no U.S. filing obligation of your own.
Tax is charged on income, not on cash
The property is depreciated for U.S. tax purposes. Depreciation is a deduction rather than a cash cost, so the taxable income the corporation reports is lower than the cash the property generates.
Singapore exempts it, so nothing is left open
Foreign-sourced income received in Singapore by a resident individual is exempt from tax, and Singapore does not tax capital gains. Your position is settled when the U.S. side is settled. The U.S. withholding is final: there is no Singapore foreign tax credit to claim, because exempt income leaves nothing to offset it against.
6.1Rent arrives at the LLC
In the United States
No entity-level federal income tax. Income passes through to the C-Corporation on Schedule K-1, after depreciation and operating deductions.
In Singapore
Nothing applies.
6.2The corporation is taxed
In the United States
Federal corporate income tax at 21% on its share of taxable income. State corporate income tax may also apply, depending on where the property sits.
In Singapore
None.
6.3Cash is distributed to you
In the United States
Withholding at the statutory 30% applies to dividends actually paid, because there is no income tax treaty between the United States and Singapore. Certify non-U.S. status on Form W-8BEN before payment.
In Singapore
Exempt for a resident individual: foreign-sourced income received in Singapore by a resident individual is exempt from tax, unless received through a partnership in Singapore. Nothing to declare on receipt.
6.4Earnings are retained instead
In the United States
No withholding arises until an actual distribution is made, so the timing of that charge follows the distribution decision rather than the rent.
In Singapore
Nothing applies.
6.5The property is sold and the structure wound up
In the United States
The expected position is that no withholding applies to the final liquidating distribution, under the cleansing rule at IRC section 897(c)(1)(B). That depends on sequencing: the sale must fully close, all gain must be recognised and taxed at the corporate level, and the corporation must hold no U.S. real property interest at liquidation.
In Singapore
Singapore does not tax capital gains. A gain on disposal or wind-up is not taxed unless your pattern of activity amounts to trading, assessed on the badges of trade. The foreign-asset disposal gains rule at section 10L applies only to entities of relevant multinational groups, not to individuals.
Investing through a Singapore company instead of personally. A Singapore-resident company is taxable on foreign dividends received in Singapore at 17% unless the foreign-sourced income exemption applies. The exemption requires three conditions: the dividend was subject to tax in the foreign jurisdiction, which U.S. corporate tax on the underlying profits and the 30% dividend withholding both satisfy; the foreign headline rate is at least 15%, which the U.S. federal rate of 21% satisfies; and the Comptroller is satisfied the exemption is beneficial. On these facts the exemption should be available, with the usual declaration in the return. Where it is not, foreign tax credit under section 50 applies against the 17% charge. Entity subscriptions change both the tax analysis and the KYC pack, so settle the wrapper with your adviser before subscribing.
U.S. estate tax, which follows from the structure. Shares in a U.S. corporation are U.S.-situs assets for the estate of a non-resident, and there is no estate tax treaty between the United States and Singapore. The exemption available to a non-resident's U.S. estate is USD 60,000. This follows from holding shares in a U.S. company rather than from anything specific to Raveum, and it is commonly addressed through estate planning. Raise it with your own advisers before you subscribe.
General information only, not tax advice. Rates and positions stated here reflect our understanding as at 1 August 2026 and may change: check the current rules before acting, and use advisers qualified in both jurisdictions. Treatment depends on your own facts and structure.
Clear answers before you commit
This page is general information, not legal or tax advice. Nothing here determines your tax residency, your residential status under FEMA, your U.S. person status, your accredited investor status or your eligibility to invest. Those are questions of law that depend on your own circumstances, and they are settled by the applicable rules and by your own professional advisers, not by Raveum. Descriptions on this page reflect our understanding as at August 2026 and may change. Take your own legal and tax advice before you act on anything you read here.
Get early access from Singapore
Qualify and opt in as an Accredited Investor in the app, then see what is available.
All investing involves risk, including loss of capital. Fractional real estate is illiquid and distributions are not guaranteed. Interests are offered under SEC Regulation S only to Singapore Accredited Investors who have opted in and other permitted non-retail persons, not to the general public. This page is not an offer, and the Monetary Authority of Singapore has not reviewed or authorised any offering or this page. Deals are visible only in the Raveum app after KYC, the Accredited Investor opt-in and an eligibility check. Review the offering documents and consult qualified Singapore and U.S. advisers. Information as at 1 August 2026.