Why this matters
A rental that breaks HDB rules can be terminated, and owners risk penalties. The good news: legality is easy to prove if you follow a few steps. This guide explains the rules in plain language, and gives both sides a checklist to use before money changes hands.
The core rules (in simple terms)
1) Who can rent out the whole flat
Only Singapore Citizens who’ve met the Minimum Occupation Period can rent out their entire Standard flat. Plus and Prime flat owners cannot rent out the whole unit, even after MOP. 1
2) Renting out bedrooms
Any flat owner of a 3-room or larger HDB can rent out bedrooms, including PR owners, and you can do so even before MOP as long as you still live in the flat and get HDB approval. Bedrooms in 1- and 2-room flats cannot be rented out. 1 2
3) Approval and registration required
HDB approval is required for renting the whole flat, and approval/notification is required for renting bedrooms. Tenants should be registered as “authorised tenants.” Owners can provide HDB’s confirmation to tenants or employers on request. 1 2
4) Minimum and maximum terms
Minimum renting-out period is 6 months. Maximum is 3 years per approval, or 2 years if any tenant is a non-Malaysian non-citizen. Short-term stays are not allowed. 1 2
5) Occupancy caps
Occupancy limits apply by flat type. For now, HDB has a temporary relaxation for larger flats: up to 8 unrelated persons for 4-room and bigger during the stated period. Always check the latest guidance before you commit. 1
6) Non-Citizen Quota for whole-flat rentals
Blocks and neighbourhoods have a Non-Citizen (NC) quota for renting out whole flats to non-Malaysian PRs/foreigners. This quota does not apply to bedroom rentals. Owners and prospective tenants should verify the quota status before proceeding. 1
7) Stamp duty
The tenancy agreement must be e-Stamped with IRAS. Who pays depends on the contract, but it must be done. 3
8) Taxes for landlords
Declare rental income and understand how property tax treatment differs when the flat is wholly let versus owner-occupied or partially let. Keep records. 4
Quick checks before you pay a deposit
For renters
- Ask for proof of HDB approval/registration. Request a printout or screenshot from HDB’s portal showing you as an authorised tenant. It’s normal to ask. 1 2
- Confirm the flat type and classification: Standard vs Plus/Prime. Plus/Prime whole-flat rentals are not allowed. 1
- If you’re a non-Malaysian PR/foreigner renting the whole flat, ask the owner to confirm the NC quota status. 1
- Ensure the tenancy is e-Stamped. Ask for the IRAS e-Stamp certificate reference. 3
- Clarify headcount to respect occupancy caps. 1
For landlords
- Make sure you’re eligible: SC owner, MOP met, and your flat classification allows what you want to do (whole flat vs bedrooms). 1
- Apply for HDB approval and register all tenants before move-in. Keep the HDB confirmation handy for tenants and HR verifications. 1 2
- Verify tenant status: valid passes covering the term if foreigner, and lawful stay for at least the minimum period. 1
- e-Stamp the tenancy and keep the certificate with your records. 3
- Keep receipts, agreements, and correspondence for tax reporting. 4
- Update HDB when tenants renew, exit, or details change. 1
A handy table
| Scenario | Is it allowed? | What you need |
|---|---|---|
| SC owner wants to rent out entire Standard flat after 5-year MOP | Yes | HDB approval; register tenants; follow occupancy cap; e-Stamp TA; check NC quota if renting to non-Malaysian PRs/foreigners. 1 3 |
| Owner of Plus/Prime flat wants to rent out entire unit | No | Not permitted under current rules. Bedrooms may be rented if flat is 3-room or larger and owner remains in residence with HDB approval. 1 |
| PR owner wants to rent out whole flat | No | Whole-flat rentals are only for SC owners. Bedrooms may be rented if 3-room or larger and owner stays. 1 |
| Renting bedrooms while owner lives in the flat (3-room or larger) | Yes | HDB approval; register tenants; keep within cap; minimum 6 months; e-Stamp. 1 3 |
| Packing 8 unrelated adults into a 4-room unit in 2025 | Temporarily allowed | Temporary cap applies during HDB’s stated period for 4-room+ units; always verify latest guidance. 1 |
Red flags to walk away from
- Owner refuses to show HDB approval or tenant registration proof. 1
- Contract asks you to skip e-Stamping. This exposes both sides to penalties and disputes. 3
- Headcount clearly exceeds the legal cap or the flat is a Plus/Prime being offered as a whole-unit rental. 1
Paper trail you should keep
- HDB approval or confirmation showing names of authorised tenants. 1
- IRAS e-Stamp certificate for the tenancy. 3
- A clean tenancy agreement with term (≥ 6 months), all occupants named, and clauses on compliance with HDB rules. 1
- Proof of rent and deposit transfers for tax and dispute resolution. 4
Bottom line
Legal HDB rentals are straightforward: check eligibility, get HDB approval, register everyone properly, respect the caps, and e-Stamp the lease. If either party cannot produce the basics, don’t “proceed first” and fix later. There’s always another listing — and you’ll sleep better knowing your arrangement is by the book.
References
Footnotes
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https://www.gov.sg/explainers/renting-out-your-hdb-flat-a-homeowners-guide/ ↩ ↩2 ↩3 ↩4 ↩5 ↩6 ↩7 ↩8 ↩9 ↩10 ↩11 ↩12 ↩13 ↩14 ↩15 ↩16 ↩17 ↩18 ↩19 ↩20 ↩21 ↩22 ↩23
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https://www.hdb.gov.sg/residential/renting-a-flat/renting-from-the-open-market ↩ ↩2 ↩3 ↩4 ↩5
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https://www.iras.gov.sg/taxes/stamp-duty/for-individuals/leases-(tenancy)/e-stamping ↩ ↩2 ↩3 ↩4 ↩5 ↩6 ↩7
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https://www.iras.gov.sg/taxes/individual-income-tax/income-deductions-for-individuals/types-of-income/rental-income ↩ ↩2 ↩3