An 8-Step Guide to

renting IN Singapore

Updated May 2024

Following is an 8-step guide outlining the rental ​process to help you understand what to ​anticipate.


If you find yourself confused during your rental ​home search, feel free to revisit this guide. ​Remember, stick to the fundamentals! 😊

Singapore HDB Flat

Step 1: Understanding the Housing Types Available

HDB Flats

Developed by the Housing Development Board where about 80% of Singaporeans ​live in.

Condominiums

Gated community with swimming pools, gym, barbeque pits, function room etc. ​Property types range from studio apartments to penthouses.

Private Apartments

Gated community with few or no facilities.

Landed Properties

Bungalow, terrace house, semi-detached and detached house.

Residential Shophouses

Terraced houses with heritage values built between the 1840s to the 1960s.

Step 2: Knowing the geography

Singapore is tiny at 728 square kilometers, to put it into perspective, that’s ​less than half of London.

It takes just about 50 minutes to drive the full length of the country and ​1.5hrs by train.


SOUTH

Where the Central Business District, downtown and the iconic Marina Bay ​Sands - that three buildings with a “ship” on top - are located at.

Across a bridge lies the Sentosa island where you will find the Universal ​Studio amusement park, beaches and an exclusive residential enclave.



CENTRE

You will see reservoirs and nature reserves on the map. But there are three ​residential towns that Singaporeans regard as “convenient centre locations” ​-- Toa Payoh, Ang Mo Kio and Bishan.



NORTH - Linked to Malaysia via the Causeway. Residential areas here are ​made up of predominantly HDB estates, suburb condos and a few landed ​property estates.



WEST - A huge residential region. The regional centre is on the way to ​becoming the second CBD and leisure hub, collectively named as the Jurong ​Lake District.

The far-western region is where high-tech and heavy industries are located.


EAST - This is where Changi airport is located at. A few kilometers from ​the airport lies the heartland estates of Pasir Ris and Tampines. There’s a ​beautiful park along the Pasir Ris Beach, while Tampines is the first Regional ​Centre of Singapore.


The south-eastern region is the quintessential heritage and cultural estate in ​Singapore with a unique vibe, especially at the Joo Chiat area. It is also ​where you’ll find Singapore’s longest park - the East Coast Park.


For more detailed information, check out the homepage where you'll find ​categories tailored to various interests and lifestyles.

Whether you love the outdoors, seek local experiences, prefer island living, ​or enjoy downtown vibes, there's something for everyone.

Step 3: Knowing Market Rates

The public can use the following online portals to view past rental transactions. This ​enables you to gauge the appropriate rental rate for the properties you are ​considering.

  • Urban Redevlopment Authority (URA) - For rental information of private ​properties transacted in the last 60 months. You can search by the project’s name ​or by district.

Step 4: Go for Viewings

If you have engaged the service of a real estate agent, he/she/they will locate suitable ​properties according to your criteria and schedule viewings for you.

If you are handling this independently, you can explore property listings on platforms ​such as Property Guru and 99.co, where only verified agents can post listings on.


  • Note: Some platforms allow landlords to post listings directly. While some are ​legitimate, some are not. Please exercise caution.

Step 5: Negotiation

Start by understanding the market rate for similar properties in the area as shared in ​Step 3.

Highlight your reliability as a tenant, emphasizing your track record of timely ​payments and property upkeep.

Negotiate improvements and repairs that you would like the landlord to undertake.

Ultimately, aim for a win-win solution that benefits both parties and fosters a positive ​landlord-tenant relationship.

Step 6: Letter of Intent (LOI) & Good Faith Deposit

When you have decided on a property, you will present a signed LOI and a good faith ​deposit to the landlord. If the landlord responds by signing the LOI, it becomes ​legally binding that the landlord shall not prospect for other tenants.

The good faith deposit is usually equivalent to one month’s rental and, it will be ​converted into part of the security deposit if you proceed with the rental.


*Note.

  • Before signing the LOI, verify that the landlord is the legal owner of the property ​to avoid falling prey to scams.
  • You will be asked to verify your identity with your work permit, passport/ID etc.

Step 7 : Tenancy Agreement (TA)

  • This is a legal contract to be signed by both the landlord and tenant. It serves to ​safeguard all parties, especially in the event of tenancy dispute.


It consists of three parts - A) Landlord’s details B) Tenant’s details C) Lease details.

Both the tenant and the landlord will each keep a copy of the TA.


  • Security Deposit. This will also be collected when the TA is endorsed. It is ​usually a month’s rent for every year of lease i.e. Security deposit for 2 years of ​lease will be two months worth of rent.
  • The good faith deposit received with the LOI in Step 6, will be converted to a part ​of this security deposit.


  • Stamp Duty. This is a tax and is borne by the tenant, unless mutually agreed ​otherwise. At this moment of writing, it is at 0.4% of the total rent for the entire ​lease period. Simply log into the IRAS portal to pay for stamp duty.


  • Diplomatic Clause. Check that this clause has been included, if you are an ​expatriate, or if your job nature entails foreseeable relocation at short notice.

This allows for early termination of the lease.


The typical terms and conditions include at least a 12-month stay, two months of ​notice period, and an accompanying clause on reimbursing the landlord’s agent fees ​on a pro-rata basis.

Step 8 : Walk-Through & Passing of Keys

  • The landlord should have prepared an inventory list and walk through the property ​with you. The inventory list is then endorsed by both you and the landlord, and a ​copy of it is attached to the Tenancy Agreement. This helps to avoid future ​disputes over ownership of items and the condition of fittings and fixtures etc.


  • Finally, the handover of the keys to you :)

What’s After?


  • There is a 30-day Problem-Free Period Clause in the TA, which states that the ​tenant is not responsible for damages during this period. So, please promptly ​notify the landlord if you encounter any issues with the property.
  • Be a good neighbour; pay your rent on time.
  • Notify the landlord 3 months in advance if you intend to renew the lease.

Should I Engage a Property Agent?

If you lack the time or expertise for a do-it-yourself approach, enlisting a property ​agent can be highly advantageous. They will take care of all necessary procedures and ​deal with any issues that may arise during the lease period.


A reliable agent should conduct market research on rental prices, arrange viewings, ​negotiate rent and terms, verify the landlord, handle paperwork promptly, and provide ​ongoing support throughout the lease. Additionally, they will communicate with the ​landlord in advance if you plan to renew the lease in the future.


Agent fee?

The common market practice is 1 month’s rent amount for a 2-year lease, and 0.5 ​month’s rent amount for a 1-year lease or shorter + Goods & Services Tax (GST)

Council for Estate Agencies (CEA) - You can verify a real estate agent with the ​name/ agent registration number/ contact number under “Salesperson”