What should I know before renting in Singapore?

Before renting in Singapore, one practice worth understanding is agent commission: under the Singapore Estate Agents Association's (SEAA) Best Practice Guide for Co-broking Commission, in effect since 1 July 2024 and adopted by agencies representing roughly 90% of salespersons, agents are encouraged to collect commission only from the party they represent — so a landlord's agent looks to the landlord, not the tenant. This is an industry best practice, not a CEA rule or law, so always confirm commission terms with your agent upfront. 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 162.5 as of Q2 2026, 0.4% higher quarter-on-quarter. Private residential vacancy was 6.3%.

Current rental market snapshot

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 industry best practice

There is no CEA rule or law fixing who pays agent commission — CEA's own guidance states there are no fixed commission rates or prescribed amounts; terms are agreed between agent and client. What changed in 2024 is an industry best practice: the Singapore Estate Agents Association (SEAA)'s Best Practice Guide for Co-broking Commission, launched 14 November 2023 and in effect from 1 July 2024. It encourages property agents to collect commission only from the client they directly represent — a landlord's agent from the landlord, a tenant's agent from the tenant — rather than splitting or co-broking fees across both sides. As of February 2025, around 70 agencies representing roughly 90% of real estate salespersons in Singapore had adopted the guide.

In practice, this means a landlord's agent is discouraged from also charging the tenant for the same transaction. If a tenant engages their own agent, that agent's fee is typically paid by the tenant directly. But because this is a voluntary industry guideline rather than a CEA regulation, actual commission arrangements still vary — always confirm the commission amount and who pays it with your agent in writing before they start work.

This guideline applies to private residential and HDB rental transactions alike. What CEA does regulate is conduct: a property agent cannot collect commission from more than one party in the same transaction — doing so is an offence regardless of the SEAA guide.

Rental stamp duty

Tenancy agreements in Singapore must be stamped (via IRAS myStampDuty) within 14 days of signing. The Lease Duty rate is:

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:

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