Renting in Singapore: Essential FAQs Answered

If you are renting in Singapore for the first time, it can feel like there are a hundred rules, papers, and “standard practices” to learn at once. This FAQ pulls everything together from a renter’s point of view, so you can make decisions with confidence, not guesswork.

Below are the most common questions renters ask.

1. Who is allowed to rent a home in Singapore?

To rent a residential property, you usually need to be:

• A Singapore Citizen or Permanent Resident, or
• A non-citizen with a valid pass such as Employment Pass, S Pass, Work Permit, Student Pass, Dependant’s Pass, or Long-Term Visit Pass, typically with at least 6 months’ validity. ^{1 2}

Tourists on short-term visit passes are not allowed to rent residential properties in Singapore. ²

Always show your original pass or NRIC during viewings and when signing documents.

2. How much does rent usually cost in Singapore?

Exact rent depends on location, size, condition, and whether you rent a room or the whole place, but here are rough guideposts:

• HDB room (non-central estates): commonly around S$700–S$1,200 for a single occupant, more for couples.
• Whole HDB flat: 3-room and 4-room flats in many towns often sit in the low-to-mid S$2,000s and above, with higher rents in central or city-fringe towns.
• Private condos: a 3-bedroom condo in central areas often starts around S$5,000 per month and can go much higher. On the city fringe, many three-bedder rents fall in roughly the S$4,000–S$7,000 range. ²
• Studios / 1-bedroom private units: often from about S$1,300 upwards, with premium projects or prime districts going several times higher. ²

Use these as budgeting anchors, then refine using current listings and recent transaction data.

3. What is the minimum rental period in Singapore?

It depends on the property type:

• HDB flats / HDB rooms: Minimum 6 months per tenancy. Renting on a daily, weekly, or monthly short-stay basis is not allowed. ^{3 4}
• Private homes (condo, apartment, landed): Minimum 3 consecutive months. Normal residential properties cannot legally be rented out for stays shorter than 3 months. ^{5 6}

If you see a normal flat being advertised for 1- or 2-month stays, treat it as a red flag.

4. Is short-term rental (like Airbnb) allowed?

In almost all ordinary residential properties, no:

• URA defines short-term accommodation as stays of less than 3 consecutive months in private housing, which is not allowed for normal residential units. ⁶
• HDB does not allow flats or bedrooms to be rented out on a short-term basis and requires a minimum 6-month lease. ^{3 4}

There are licensed serviced apartments and hotels that can host short stays. If you need less than 3 months, look at those rather than normal private condos or HDB flats.

5. What documents do I need to rent?

Landlords or agents commonly ask for:

• Passport or NRIC
• Valid pass (EP, S Pass, WP, Student Pass, etc.)
• Latest payslips or employment letter (to show income stability)

For HDB flats, landlords must also check that your pass type and validity meet HDB’s tenant eligibility rules. ¹

6. What is the typical rental process from start to finish?

A common sequence looks like this: ²

1. Shortlist properties and attend viewings.
2. Agree on key terms (rent, start date, furnishings, minor fixes).
3. Submit a Letter of Intent (LOI) with a good-faith deposit (often 1 month’s rent).
4. Landlord issues a draft Tenancy Agreement (TA).
5. Review and negotiate clauses if needed.
6. Pay security deposit and first month’s rent.
7. Pay stamp duty to IRAS.
8. Do an inventory and defects checklist on handover day.
9. Collect keys and move in.

Some deals skip the LOI and go straight to TA if both sides are ready.

7. What is a Letter of Intent (LOI)?

An LOI is a short document where you:

• Confirm your interest in renting the unit
• Propose key terms (rent, lease length, start date, special clauses)
• Usually pay a “good faith” deposit (often 1 month’s rent) to show you are serious ²

The LOI is normally not the final contract, but it gives the landlord comfort to stop advertising while the Tenancy Agreement is prepared.

8. What is a Tenancy Agreement (TA)?

The TA is the main rental contract. It sets out:

• Rent amount and payment schedule
• Lease period and renewal terms
• Responsibility for repairs and minor maintenance
• Conditions for early termination
• Rules on guests, subletting, pets, use of the premises, etc.

Always read it carefully, and do not be shy to clarify or adjust clauses that feel one-sided.

9. How much security deposit is normal?

In practice, most residential tenancies use:

• 1 month’s rent as deposit for a 1-year lease
• 2 months’ rent as deposit for a 2-year lease

This “1–2 months” convention is common in Singapore, though it is not fixed by law. ⁷

The deposit is meant to cover unpaid rent or damage beyond normal wear and tear. It should be refunded after the lease ends and any agreed deductions are settled.

10. Do I have to pay stamp duty on my rental?

Yes. IRAS charges stamp duty on most residential leases in Singapore. ⁸

For many standard leases of 4 years or less, the rate is 0.4% of the total rent for the entire lease period, payable via IRAS’ e-Stamping system. ²

Landlords and tenants can agree who pays, but in practice tenants often bear it. Make sure it is clearly stated in the TA.

11. Do I need a property agent? How do I check if one is legitimate?

You can rent:

• With an agent acting for you, or
• Directly from a landlord or co-living operator (no renter’s agent)

If you do engage an agent, always verify their registration with the Council for Estate Agencies (CEA) Public Register before you trust them with documents or money. ^{2 1}

Agents should not collect monthly rent into their personal accounts. Payments should go directly to the landlord or a proper platform.

12. What is subletting and is it allowed?

Subletting means you rent a place, then rent it out again to someone else.

• In HDB flats, only the legal flat owner can apply to rent out the flat or bedrooms. Regular tenants are not allowed to sublet the whole flat or rooms to others. ^{4 1}
• In private property, subletting is possible if the landlord allows it and URA occupancy and minimum-stay rules are respected. ^{5 2}

Illegal subletting (for example, secretly turning a flat into many short-term rooms) can lead to heavy penalties for owners and sometimes investigations into tenants as well. ⁹

If someone offers you a “cheap room” but refuses to show they are the legal owner or have the owner’s written consent, walk away.

13. Can I rent on a tourist visa?

No. Tourists on short-term visit passes cannot rent HDB flats or private homes as residential tenants. ^{2 1}

Short stays should be in hotels, hostels, licensed serviced apartments, or similar.

14. Can foreign workers and expats just move in, or must their address be registered?

Many foreign workers and pass holders must have a registered residential address with the authorities:

• Employers register foreign worker addresses through systems like OFWAS or related services. ^{10 11}
• Some passes require updating MOM or ICA when you change address. ²

If you are on a work pass, check your pass conditions and ask your HR whether they need your tenancy details.

15. How many people can stay in one flat or room?

HDB and URA set occupancy limits to prevent overcrowding:

• HDB has caps based on flat type, and from 22 Jan 2024 to 31 Dec 2026, 4-room and larger HDB flats can house up to eight occupants under a temporary relaxation. ^{4 12}
• URA also caps the number of unrelated occupants allowed in private residential properties. ^{5 2}

Always ask your landlord if the flat is within the official cap and ensure all occupiers are properly declared.

16. What should I check during a viewing?

Some practical checks:

• Leaks, mould, and signs of water damage
• Condition of air-conditioning, washing machine, and fridge
• Traffic noise and neighbour noise
• Phone signal and Wi-Fi possibilities
• House rules if the landlord stays in the same unit

Take photos and ask for written agreement on any repairs or changes you need before you commit.

17. Can I negotiate the rent or terms?

Yes, negotiation is normal, although low-ball offers in a tight market may be rejected quickly.

You can try to negotiate:

• Rent amount (often S$50–S$200 differences matter)
• Inclusion of utilities or Wi-Fi
• Minor furniture additions (desk, study chair, extra cupboard)
• Cleaning schedule and responsibilities
• Diplomatic clause if you are on an expat package

Just keep it reasonable and explain your reasons calmly.

18. Can my landlord increase the rent during the lease?

Usually no, unless the Tenancy Agreement explicitly allows it.

Most standard leases fix the rent for the agreed term (for example, 12 or 24 months). When the lease ends, the landlord can propose a new rent for renewal. You are free to accept, negotiate, or move.

19. What happens if I need to leave early?

This depends entirely on your TA:

• Without an early-termination clause, breaking the lease can mean forfeiting your deposit and being liable for rent until a replacement tenant is found.
• With a diplomatic clause (common for expats), you may end the lease early after a minimum period, usually with 1–2 months’ notice and some compensation. ²

If your situation changes, talk to your landlord early and try to work out an amicable plan.

20. What if my landlord refuses to return my deposit?

First, check:

• Your inventory list and handover photos
• The exact wording of the TA about “fair wear and tear” and repairs

If you feel deductions are unreasonable, try to:

1. Negotiate directly and ask for itemised invoices.
2. Keep all communication in writing.
3. If things break down, seek legal advice or mediation.

Legal resources in Singapore note that disputes often centre around whether damage is beyond normal wear and tear, and deposits are commonly in the 1–2 month range, so the sums can be meaningful. ⁷

21. How do I avoid rental scams?

Practical habits that help:

• Never transfer deposits to personal accounts before you have verified ownership or agent registration.
• Cross-check the property address and owner’s name against official letters or HDB/URA approvals where relevant. ^{4 5}
• Do not pay “viewing fees” or “queue deposits” to strangers.
• Be wary of deals that are far below market prices or that push for urgent payment before viewing. ^{2 9}

Using platforms that actively monitor for scams and require verified accounts adds another safety layer.

22. Are utilities, Wi-Fi, and furniture usually included?

It depends on the type of rental:

• Rooms in owner-occupied HDB or condos: Often come furnished, with utilities and Wi-Fi either included or shared.
• Whole units: More likely to exclude utilities and Wi-Fi, with you opening accounts and paying directly.
• Co-living and serviced apartments: Usually bundle furniture, utilities, and weekly cleaning into the rent. ²

Always confirm in the TA who pays for what.

23. What are the best property websites in Singapore?

As a renter, you have several options:

• PropertyGuru & 99.co: Big agent-focused portals where most listings are posted by property agents
• Social channels like Facebook groups, Telegram groups, and online forums
• Hozuko: an open marketplace that allow landlords, agents and businesses to list, with strong focus on fast, trustworthy room and whole-unit rentals

Hozuko is a fast-growing rental marketplace that:

• Prioritises trust and safety (with active scam monitoring and verification flows)
• Gives you a frictionless search and enquiry experience
• Is especially strong in room rentals and stay-in landlord options
• Welcomes direct landlords, co-living operators, and property agents, so you can see more of the market in one place

If you want a mix of verified supply, strong room coverage, and a modern interface that is built for renters, Hozuko is a good place to start.

24. Why should I use Hozuko instead of only agent portals or social media?

In short:

• Compared to big portals: Hozuko gives you more options because it's not limited to agent listings. This means that you might get great deals you won't find in the bigger agent-focused portals.
• Compared to social media: You get structure, filters, and scam-monitoring instead of endless chat threads. Risky short-term or illegal listings are less likely to slip through. ^{9 6}

You can browse listings for free, filter by area, budget, and room type, and chat with landlords, agents, or operators inside a monitored system instead of sharing your personal number with strangers straight away.

25. What should I know about renting a room in a live-in landlord’s home?

Renting a room with a live-in landlord is very common, especially in HDB flats. Key things:

• Confirm that HDB has approved the rental and that you are properly declared as a tenant. ^{4 1}
• Clarify house rules: guests, cooking, laundry, quiet hours, and shared space (kitchen, living room).
• Ask about privacy: whether the landlord enters your room, how often they are at home, and whether there are other tenants.

It can be cheaper and more homely than renting your own unit, but you must be comfortable with the household culture.

26. Is it better to rent a room, a whole HDB, or a condo?

There is no single “best” choice. Think about:

• Budget: Rooms are cheapest. Whole HDBs are mid-range. Condos cost more but offer facilities like pools and gyms. ²
• Privacy: Highest in whole units, lower in shared flats.
• Commute: A smaller place near work can feel better than a big place far away.
• Lifestyle: Facilities, neighbourhood vibe, and nearby food options all matter.

Use your must-haves (budget, privacy, commute time) to decide, then refine by viewing a few units in person.

References