Home/Guides/Lease & Tenancy Educational guide — not legal advice.For a specific tenancy dispute, consult a lawyer or the Small Claims Tribunal (up to $20K).
Overview of Singapore rental
The Singapore residential rental market is governed primarily by general contract law (the Contracts Act / common law) with specific overlays for HDB and stamp duty. There is no Tenancy Act in Singapore — landlord and tenant rights flow from the TA and from common-law tenancy principles.
For HDB rentals there is a 6-month minimum lease and HDB approval is required. For private, there is no specific minimum (although short-term sub-3-month rentals are not permitted for residential property), and no government approval needed.
The four pillars
Four topics cover most landlord-tenant issues:
Key dates and money flows
- Letter of Intent (LOI) — tenant submits with good-faith deposit (typically 1 month).
- TA signing — both parties sign; landlord typically requests deposit + first month + agent commission.
- Within 14 days of signing — tenant pays stamp duty via IRAS e-Stamping.
- Handover — landlord delivers keys, inventory list signed.
- During lease — monthly rent due; tenant maintains property.
- 2 months before lease end — typical notice period for renewal or non-renewal.
- Lease end — final inspection; deposit returned less deductions; keys returned.
Common pitfalls
- Not stamping the TA — unstamped tenancy cannot be enforced in court.
- No diplomatic clause for expat tenants — costly if employment ends.
- Vague inventory / condition list — disputes at end of lease over wear-and-tear.
- Joint and several liability not addressed — co-tenants may be liable for full rent if one defaults.
- Subletting without consent — typical TAs prohibit subletting.
Frequently asked questions
What is a Tenancy Agreement (TA) in Singapore?▾
A Tenancy Agreement is the contract between landlord and tenant setting out the rental terms — rent, deposit, term, who pays what, condition on return, restrictions. It is legally binding once signed. By convention, the landlord prepares the TA and the tenant reviews it; both sides usually have their property agent on the negotiation. Standard TAs follow templates adapted for specific properties.
How much stamp duty do I pay on a Tenancy Agreement?▾
0.4% lease duty. For leases of 4 years or less: 0.4% of total rent payable over the lease. For longer leases: 0.4% × Average Annual Rent × 4. Payable by the tenant within 14 days of signing in Singapore (30 days overseas). Pay via IRAS e-Stamping. See the dedicated rental stamp duty guide for details.
How much security deposit is typical?▾
For an unfurnished or partly furnished private rental: 1 month per year of lease (1 month for 1-yr lease, 2 months for 2-yr). For fully furnished or premium properties: sometimes higher. For HDB rental: typically 1 to 2 months. The deposit is refunded at the end of the lease, less deductions for damage / cleaning / outstanding utilities.
What is a diplomatic clause?▾
A diplomatic clause is a TA clause that allows early termination if the tenant (or a key household member) loses their employment or transfers out of Singapore. Typically requires 12 months minimum stay, 2 months written notice, and proof (e.g. employment termination letter, repatriation orders). Common in expat / international tenant TAs; not always present in local rental.
Can I rent out a room of my HDB or private property?▾
Yes, subject to rules. HDB: room rental allowed during MOP (with HDB approval, limited bedrooms based on flat type, owner must still reside in the flat) and after MOP; whole-flat rental is allowed only after MOP. Private property: room rental and whole-unit rental are generally allowed unconditionally. Minimum lease terms: HDB requires a 6-month minimum lease; private residential follows URA's 3-month minimum (no short-term rentals).