Renting in Singapore: How to Rent a Home the Right Way
Whether you are a foreigner setting up home for the first time, an HDB owner looking for interim housing, or a young professional not yet ready to buy, renting in Singapore is a real and sensible option. The process is more structured than in many other cities, and knowing how it works will save you time, money, and frustration.
Who Can Rent What
Singapore has a tiered rental market, and your eligibility as a tenant depends largely on your citizenship or residency status.
HDB flats are the most affordable rental option. Singapore Citizens, Permanent Residents, and foreigners holding valid Employment Passes, S Passes, Dependant's Passes, or Long-Term Visit Passes may rent a whole HDB flat, subject to HDB's approval. Renting individual bedrooms (as opposed to the whole flat) is subject to even stricter rules — not all flat types qualify, and the flat owner must apply separately. Always verify current rules with HDB directly before committing.
Private condominiums and apartments are open to virtually all tenants with valid passes. These range from mass-market suburban condos to luxury units in districts like D09 (Orchard), D10 (Bukit Timah), and D11 (Newton/Novena). Rental prices vary enormously by location, size, and whether the unit is furnished.
Landed property (terraced houses, semi-detached, bungalows) can be rented by anyone, though these command premium rents and are more commonly sought by expatriate families.
Setting a Realistic Budget
Before you begin viewings, anchor your budget firmly. A good rule of thumb: keep your monthly rent within a comfortable fraction of your take-home income, accounting for utilities (often not included), maintenance, and the significant upfront costs.
Typical upfront payments when signing a lease include:
- Good faith deposit — usually one month's rent, paid when you submit a Letter of Intent (LOI). This is typically converted to your first month's rent or security deposit upon signing.
- Security deposit — commonly one month's rent per year of tenancy. A two-year lease typically requires a two-month security deposit.
- Advance rent — usually the first month's rent, paid at signing.
- Stamp duty on the tenancy agreement — a modest, legally required fee calculated on the total rent over the lease term. The tenant typically bears this cost; verify the current rate with IRAS.
So on a S$3,500/month rental with a two-year lease, expect to hand over roughly S$10,500 or more before you move in. Budget carefully.
Finding a Rental Unit
Most rentals are listed through property agents representing landlords. You can also find units directly through landlords, though agent-mediated deals remain the norm. In Singapore's rental market, the landlord's agent is typically paid by the landlord. If you engage your own buyer's agent, understand clearly upfront who pays their fee — this is worth clarifying before viewings begin. For more on how agent commissions work, see our guide on .
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- Can a foreigner rent an HDB flat in Singapore?
- Yes, foreigners holding valid passes such as an Employment Pass, S Pass, Dependant's Pass, or Long-Term Visit Pass may rent a whole HDB flat, subject to HDB's approval. Individual room rentals have stricter requirements, and tenants should verify current eligibility rules directly with HDB before proceeding.
- How much deposit do I need to pay when renting in Singapore?
- The typical security deposit in Singapore is one month's rent for each year of the lease, so a two-year tenancy usually requires a two-month security deposit. You will also generally pay one month's rent as a good faith deposit when submitting your Letter of Intent, plus the first month's rent and stamp duty on signing — making the total upfront outlay roughly three or more months' rent.
- What is a diplomatic clause in a Singapore tenancy agreement?
- A diplomatic clause allows a tenant to terminate the lease early — typically after a minimum period (commonly 12 months on a two-year lease) — by giving a specified notice period, usually two months. It is especially important for expatriates who may be relocated or lose their employment pass, as breaking a lease without this clause can result in financial penalties.
- Do I need to stamp my tenancy agreement in Singapore?
- Yes, a tenancy agreement in Singapore must be stamped through the IRAS e-Stamping portal. If the agreement is signed in Singapore, it must be stamped within 14 days; if signed overseas, within 30 days. An unstamped tenancy agreement cannot be used as evidence in court, so this step is legally important and should not be skipped.
- Who pays the property agent's commission when renting in Singapore?
- In most Singapore rental transactions, the landlord pays the commission for their own agent. If a tenant engages a separate agent to assist with their search, the question of who pays that agent's fee depends on the agreement made upfront — tenants should clarify this before asking an agent to show them units to avoid unexpected costs.