Rules, costs, and market context for renters in Singapore — including the 2024 agent commission changes, stamp duty, security deposits, and HDB subletting rules. Rental market figures are updated automatically each quarter.
At a glance
Before renting in Singapore, the most important rule to know is agent commission: since January 2024, landlords bear the full cost of agent fees for new tenancy agreements — tenants should not pay agent commission. Key practical items include: a security deposit of one to two months' rent (depending on lease length), stamp duty on leases exceeding one year (typically borne by the tenant), SP Group utility account setup on move-in, and an inventory list signed by both parties. For HDB flats, only Singapore Citizens and Permanent Residents may rent out their flat (subject to a Minimum Occupation Period), and subletting requires HDB approval — verify this before signing. Singapore's URA non-landed rental index stood at 161.9 as of Q1 2026, 0.4% higher quarter-on-quarter. Private residential vacancy was 6.2%.
Current rental market snapshot
Metric
Value
As of
URA Non-Landed Rental Index
161.9
Q1 2026
Rental index change (QoQ)
+0.4%
—
Rental index change (YoY)
+2.2%
—
Private residential vacancy rate
6.2%
Q1 2026
Source: Urban Redevelopment Authority (URA) via data.gov.sg. The rental index is base Q1 2009 = 100. A higher vacancy rate generally indicates more landlord competition and greater tenant negotiating room on rent.
Agent commission — the 2024 rule change
Since 1 January 2024, the Council for Estate Agencies (CEA) requires that landlords pay the full commission to the landlord's agent for new private residential tenancy agreements. Tenants are no longer charged any portion of the landlord's commission.
If a tenant engages their own agent, the tenant pays that agent's fee directly. But the landlord's agent's fee — regardless of the lease value or whether the tenant has an agent — is the landlord's cost.
This change applies to private residential properties. HDB subletting has had its own commission guidelines for longer. If an agent asks you to contribute to their fee as the landlord's representative, this violates CEA guidelines and can be reported to CEA.
Rental stamp duty
Tenancy agreements in Singapore must be stamped (via IRAS myStampDuty) within 14 days of signing. The Lease Duty rate is:
Lease term
Stamp duty rate
Basis
Up to 1 year
0.4%
Of total rent for the period
More than 1 year, up to 3 years
0.4%
Of total rent for the period
More than 3 years
0.4%
Of 4× the annual rent
Stamp duty is customarily paid by the tenant, though this is negotiable. Unstamped agreements are not inadmissible in court, but a penalty applies. Use the IRAS stamp duty calculator to confirm the exact amount.
Security deposit
The standard market practice in Singapore is:
Lease term
Security deposit norm
1-year lease
1 month's rent
2-year lease
2 months' rent
The deposit is returned at the end of the tenancy, minus deductions for damage beyond fair wear and tear. There is no law mandating a specific deposit amount — this is a negotiated term. An inventory list and condition photographs taken at move-in protect both parties.
HDB subletting — what tenants need to verify
HDB flat owners may only sublet their whole flat after completing the Minimum Occupation Period (MOP) — five years for most Build-To-Order flats. Subletting an HDB flat requires HDB's approval before any tenancy begins.
Before signing a lease on an HDB flat, verify that the landlord has current, valid HDB subletting approval. You can check at HDB's subletting enquiry portal. Renting an unapproved HDB flat exposes the tenant to eviction with limited recourse against the landlord.
HDB also imposes tenant eligibility rules: the flat may only be rented to Singapore Citizens, Singapore Permanent Residents, and eligible non-citizen pass holders. Non-Malaysian foreigners face a per-flat quota for room rentals. Always confirm eligibility before signing.
Practical checklist before signing
Item
What to do
Agent commission
Confirm you are not being charged the landlord's agent fee (CEA rules since Jan 2024)
Tenancy agreement
Use the CEA standard tenancy agreement or ensure key terms (rent, deposit, notice, reinstatement) are clearly stated
HDB approval (HDB only)
Verify valid subletting approval at HDB's portal before signing
Stamp duty
Stamp within 14 days of signing via IRAS myStampDuty
Inventory list
Photograph and list all furniture and fittings; both parties sign the inventory
Utilities
Set up SP Group account in your name before or on move-in date
Security deposit receipt
Obtain a written receipt for the deposit paid
Notice period
Check the break clause and notice period — typically one month for a 1-year lease