Subletting in Singapore: What It Really Means (And When It Gets You in Trouble)

If you’ve been in Singapore’s rental market long enough, you’ve probably heard people say “sublet” in at least three different ways.

Some mean “I’m renting out my spare room.”
Some mean “I’m the tenant, and I’m renting out a room to someone else.”
Some mean “I’m running a master-lease model, like co-living.”

They’re related, but not identical. And in Singapore, the difference matters because rules change depending on whether the home is an HDB flat or a private residential property, and whether the stay is long-term or short-term.

Here’s the straight answer, plus the practical checklists.

What is subletting?

Subletting is when a person who is renting a home (the main tenant) rents out part or all of that home to someone else (a subtenant).

In plain English:

• Landlord (owner) rents to main tenant
• Main tenant rents to subtenant

The main tenant becomes a “sub-landlord” in practice, even though they don’t own the property.

This is different from a flatshare where multiple tenants jointly rent directly from the owner under one agreement (or aligned agreements). Subletting creates an extra layer, and that extra layer is where disputes and illegal setups often hide.

If you only remember one thing: Subletting is mostly about consent and compliance. Consent from the owner (contract) and compliance with regulator rules (HDB/URA).

Is subletting legal in Singapore?

1) Private residential properties (condos, landed, private apartments)

Subletting can be allowed, but it must still follow Singapore’s residential leasing rules. Two big ones:

• Minimum stay duration: occupants must stay at least three consecutive months in private residential properties.¹
• No short-term accommodation: renting out for stays of less than three months is not allowed, and URA states it is illegal for owners and tenants to do so.²

URA also sets an occupancy cap (how many unrelated people can live in one home). For private residential properties smaller than 90 sqm, the cap is six unrelated persons, and URA explicitly states the cap also applies to tenants who sublet.¹ For larger homes (at least 90 sqm), there is a temporary pathway to go up to eight individuals, but it requires registration and only applies within the stated period and conditions.³

So yes, private-property subletting is possible, but the structure must respect:

• the tenancy contract (owner’s permission), and
• URA rules (minimum stay, no short-term stays, occupancy cap).

2) HDB flats

People often use “subletting” to describe an HDB owner renting out rooms or the whole flat. HDB does regulate this tightly.

From the Government’s explainer:

• the minimum renting-out period is 6 months per application, and short-term renting is not allowed.⁴
• there are occupancy limits based on flat type (to prevent overcrowding).⁴

Separately, an HDB/CEA circular makes it clear that:

• HDB flat owners must obtain HDB’s prior written approval to sublet, and unauthorised subletting is an infringement that can trigger stern action (including compulsory acquisition stated in that circular).⁵
• HDB rental flats (flats rented from HDB) are not allowed to be sublet.⁵

For market reality: enforcement is not theoretical. CNA has reported HDB taking action on unauthorised rentals and even taking back flats for lease infringements over multiple years.⁶ CNA has also reported court cases involving extreme overcrowding and subletting arrangements gone wrong.⁷

Quick comparison table: what typically trips people up

How to sublet safely (practical playbook)

If you are the owner (landlord)

1. Decide if you even want subletting. If yes, put it in writing. If no, your tenancy agreement should clearly prohibit it.
2. For private properties, ensure the arrangement won’t breach URA minimum stay and occupancy cap.¹
3. For notes on short-term rentals: URA treats stays under three months as short-term accommodation and says this is illegal for owners and tenants.²
4. If you’re using an agent, CEA provides templates and checklists you can use as a baseline for rental transactions.⁸

If you are the main tenant thinking of subletting

1. Check your tenancy agreement first. If it doesn’t clearly allow subletting, assume it is not allowed.
2. Get written consent from the owner before you collect money from anyone.
3. Make sure the arrangement does not become short-term accommodation (under three months in private homes).²
4. Stay within occupancy caps.¹
5. Use proper paperwork. In Singapore, tenancy documents can be subject to stamp duty, and IRAS explains stamp duty applies to tenancy agreements and provides guidance on stamping.⁹ IRAS also states typical stamping timelines (for example, within 14 days after signing if signed in Singapore, or within 30 days after receiving it in Singapore if signed overseas).¹⁰

If you are renting from a “sub-landlord” (subtenant)

Subletting can be legitimate, but your risk is higher because your housing stability depends on a relationship you don’t control (owner ↔ main tenant).

Do these checks before paying:

• Ask: “Does the owner approve this?”
  If the answer is vague, that’s a red flag.
• Ask for a structure where your name is acknowledged by the owner, or where you can verify legitimacy (especially for HDB arrangements where HDB approval is central).⁵
• Be wary of too-many-people situations. Overcrowding stories are not rare, and when things blow up, subtenants are usually the first to be forced out.⁷

FAQ

Can I sublet my HDB flat or room?

If you are an HDB flat owner, renting out (often casually called “subletting”) is regulated and generally requires proper approval and must follow minimum rental periods and occupancy limits.⁴ Unauthorised subletting is treated seriously.⁵

Can a tenant sublet a private condo room?

Potentially, but only if the owner allows it and the arrangement complies with URA rules like minimum stay duration, no short-term accommodation, and occupancy caps.^{1 2}

Is Airbnb-style renting allowed in residential homes?

URA states residential properties are not allowed to be used for short-term accommodation (stays under three months), and it is illegal for owners and tenants to do so.²

References