Renting in Singapore: 15 Things Every Expat Should Know

Singapore Expats Association

Sep 22

5 min read

Renting in Singapore is straightforward once you understand the paperwork, but expats should pay close attention to tenancy clauses, deposits, stamp duty, agent fees, repair responsibilities, and rules around early termination. A good flat at the right price can still become expensive if the agreement is poorly understood.

Here are 15 things worth checking before you sign.

1. HDB and private rentals work differently

Expats can rent both private homes and eligible HDB flats, but HDB properties come with additional rules.

Foreign tenants must be legally resident in Singapore with an eligible pass. For whole-flat HDB rentals involving non-Malaysian non-citizens, the Non-Citizen Quota also applies. HDB currently sets that quota at 8% at neighbourhood level and 11% at block level.

Private condominiums do not use the same quota system.

2. HDB rentals have minimum and maximum periods

HDB flats and bedrooms must generally be rented for at least six months.

For non-Malaysian non-citizens, HDB approval for a rental is generally limited to two years per application.

Short-term rental arrangements that look convenient online may therefore be unsuitable or unauthorised.

3. Check that the landlord is allowed to rent the property

Do not assume that every listing is legally available.

For HDB homes, the landlord must have the necessary approval, and authorised tenants should be registered. HDB allows tenants to verify whether they have been properly recorded.

For private property, work through a legitimate landlord or registered estate agent and keep copies of the transaction documents.

4. Agent commission is negotiable

Singapore does not prescribe fixed commission rates for rental transactions.

The Council for Estate Agencies says the amount and payment terms should be discussed and agreed with the agent before work begins.

Ask whether GST applies and get the agreed commission in writing.

Do not rely on an informal promise that a fee is “standard”.

5. The security deposit needs clear rules

A security deposit is commonly required, but the tenancy agreement should explain exactly when deductions can be made.

Check what counts as damage, what qualifies as ordinary wear and tear, and how quickly the balance must be returned after you move out.

Photographs taken before moving in are extremely useful if there is a disagreement later.

6. Create a proper inventory before moving in

Do not treat the inventory list as paperwork to rush through.

Check furniture, appliances, walls, flooring, air-conditioning units and fixtures. Photograph scratches, stains, broken hinges, or damaged appliances and send the record to the landlord or agent.

If the property is furnished, confirm what belongs to the landlord.

A ten-minute inspection can prevent a deposit dispute two years later.

7. Read the minor-repair clause

Many tenancy agreements include a minor-repair clause requiring the tenant to pay repairs up to an agreed amount.

The threshold is contractual rather than a universal Singapore rule.

Check the amount, what types of repairs it covers, and what happens when a repair costs more than the limit.

Also clarify responsibility for air-conditioning servicing, because regular servicing is commonly placed on the tenant.

8. A diplomatic clause can be valuable

Expats should pay particular attention to the diplomatic or break clause.

It can allow a tenant to end a lease early if employment ends, the tenant is transferred overseas or they are required to leave Singapore, subject to the exact conditions in the agreement.

The standard CEA tenancy template includes an optional diplomatic/break clause, but it is not automatically guaranteed.

Negotiate it before signing if your employment situation could change.

9. Stamp duty is part of the rental cost

Residential tenancy agreements are subject to stamp duty.

For leases of four years or less where average annual rent exceeds S$1,000, IRAS currently calculates lease duty at 0.4% of the total rent for the lease period.

The tenancy agreement should state which party pays. If it does not, statutory rules determine liability.

Keep the Stamp Certificate after payment.

10. Check what rent actually includes

Two homes with the same monthly rent may have different real costs.

Ask whether rent includes condominium maintenance charges, internet, utilities, furniture or any servicing.

For most private residential leases, tenants pay their own electricity, water and broadband.

Do not assume anything is included unless it appears in writing.

11. Check the air-conditioning clause carefully

Air-conditioning is used heavily in Singapore, and servicing can become a recurring expense.

Many tenancy agreements require professional servicing every three months or according to another fixed schedule.

Keep receipts.

If a major component fails despite regular servicing, the landlord may be responsible depending on the tenancy agreement and circumstances.

12. Understand who pays for repairs

A leaking tap and a failed refrigerator are not necessarily treated the same way.

The tenancy agreement should separate minor repairs, tenant-caused damage and larger failures involving landlord-owned equipment.

Report problems promptly and in writing.

Trying to repair an expensive landlord-owned appliance without approval can create more trouble than the original fault.

13. Do not sublet without permission

Tenants should never assume they can rent out a spare room or transfer the lease to someone else.

HDB rules specifically prohibit tenants from further renting out bedrooms to other people.

Private leases may also prohibit subletting unless the landlord agrees.

This includes informal arrangements that involve someone paying you to stay long term.

14. Think about renewal before the final month

If you want to stay, start discussing renewal before the lease is almost finished.

That gives you time to compare current market rents and negotiate rather than accepting a last-minute increase because moving feels difficult.

If you plan to leave, check the required notice period and any reinstatement obligations.

15. Treat handover as seriously as move-in

Before returning the keys, clean the property, repair agreed damage and check the inventory again.

Take dated photographs after your belongings are removed.

Where possible, conduct a joint inspection with the landlord or agent and record any agreed deductions from the deposit.

Do not rely on verbal statements after you have already handed back every key.

How much upfront cash should an expat expect when renting?

It depends on the lease, but you may need advance rent, a security deposit, stamp duty and possibly agent commission, all close together.

Furniture, moving costs, utility setup, and internet can add more.

Keep enough cash available for the first month rather than calculating affordability from monthly rent alone.

What clause should expats pay most attention to?

For many expats, it is the diplomatic clause, followed closely by repair and deposit terms.

A job transfer, redundancy or immigration change can make a long fixed lease difficult. The right break clause gives you a defined exit route instead of relying on the landlord’s goodwill.

Read the entire tenancy agreement before paying the deposit, and ask for changes while you still have negotiating leverage.

If you are making Singapore home and want to build stronger local connections, join the Singapore Expats Association (SEA). Membership can help you meet other expats, expand professional and social networks, join community activities and access practical support while settling into Singapore. Visit https://www.expatassociation.com/join-us to become a member. For partnerships, collaborations or assistance, contact members@expatassociation.com.