By SGN | 18 Jul 2025
Moving to a city as dynamic as Singapore can be a real adventure! One of the most important things you’ll have to cross off your checklist first is finding the right home.
Kickstart your house hunting on the right foot with this hyperlocal guide, where we clue you in on all the rental need-to-knows, pitfalls to avoid, as well as landlord-tenant norms and negotiables.
Housing Options
There are four major types of residences in Singapore to consider:
- Public housing (also known as Housing Development Board flats – HDB flats)
- Condominiums
- Landed properties
- Serviced apartments
Public Housing (HDB Housing Estates)
The term ‘public housing’ might carry certain connotations elsewhere, but in Singapore, it’s quite the opposite!
Built by the Housing and Development Board (HDB), these flats are home to around 78% of Singaporeans (SmartWealth Singapore). Renting one is a wallet-friendly way to experience everyday life like a local. You’ll be living among Singaporeans from all walks of life, in lively neighbourhoods full of charm, convenience and community.
HDB flats come in all shapes and sizes, from cosy one-bedroom units to spacious three-bedders. Some even have executive layouts that offer extra space for a study, balcony or a larger living area. These are great if you work from home or simply enjoy having more room to relax.
You might also come across charming older HDBs with unique layouts, such as two-storey maisonettes that are a rare find these days. Rental prices can vary depending on whether you’re renting a single room or the entire unit. Location and condition usually have the biggest impact.
Curious about how much to budget? You can explore historical median rates by district here.
HDB flats are designed with convenience at their core, often located near hawker centres, parks, markets, malls and public transport. Many are also close to healthcare facilities and scenic green corridors. They are just as well-connected as private housing and offer one of the most authentic ways to experience everyday life in Singapore.
Private Housing (Condominiums / Private Apartments)
Condos are a top pick among expats in Singapore, thanks to added security, pools, gyms, tennis courts and even function rooms.
Popular spots include buzzing areas like Orchard and Bukit Timah, quieter central neighbourhoods like River Valley and Newton, and scenic waterfront enclaves such as Tanjong Rhu and East Coast.
Monthly rent for a 3-bedroom condo in the city starts at about S$5,000 (US$3,700) and can go up to S$15,000. On the city fringe, you’ll find places ranging from S$4,000 to S$7,200 (US$2,900–5,400). If you’re after luxury homes in upscale neighbourhoods, be prepared to pay up to twice the usual rate.
Studios range from S$1,300 to S$7,000 a month (US$960–5,170), but sharing a bigger place with housemates often gives you more space for less cost.
Serviced Apartments and Co-living options
Serviced apartments are a great option if you’re staying for less than a year. Usually found in the city centre or charming historic areas, they come fully furnished and offer hotel-style perks like housekeeping, concierge, and even babysitting.
Prices for a studio typically start around S$2,800 and can go up to S$8,000 (US$2,100–6,000), depending on the location and facilities. Larger, premium units will cost more.
For solo travellers on the move, co-living offers a more affordable alternative with spaces designed for socialising and community. Take a look here:
Landed Properties
For expats with larger families or anyone craving extra space and privacy, landed properties offer a wonderful lifestyle with generous gardens, room for outdoor activities, and peaceful surroundings.
Living in a detached bungalow in a central location means enjoying plenty of space and comfort, with monthly rents typically ranging from S$18,000 to 28,000 (US$13,000–20,200). A 4-bedroom bungalow is usually available for around S$15,000 to 27,500 (US$10,800–19,900). Semi-detached and terraced houses offer a cosy alternative, renting for approximately S$8,000 to 13,000 (US$5,700–9,800) per month.
Popular neighbourhoods like Serangoon Gardens, Bukit Timah, and Holland Village attract many expat families thanks to their excellent international schools and family-friendly vibe.
Of course, all these benefits come at a price, but for those who value space and lifestyle, landed homes provide a rewarding living experience.
Essential Things to Know Before You Start
To rent any property in Singapore, you must be a legal resident — this includes being a Singapore Permanent Resident or a holder of long-term passes such as an Employment Pass, S Pass, Work Permit, Student Pass, Dependent Pass, or Long-Term Social Visit Pass. For everything about work passes, refer to our article here.
Tourists on short-term visas are not permitted to rent residential properties.
Once this legal residency requirement is fulfilled, consider the following key points:
Public Housing
- You can only rent an HDB flat or room if the landlord has approval from HDB. Ask to see the approval letter during your viewing.
- If you are renting a room, the flat must meet the official rental quota for non-citizen tenants.
- The minimum lease is 6 months and can go up to 2 years.
- Subletting is not allowed, so make sure you are renting directly from the approved landlord.
Private Housing
- Leases must be at least 3 months, but landlords often prefer contracts of 1 to 2 years for greater stability.
- Prices vary greatly depending on the neighbourhood you’re looking at. Refer to our neighbourhood guide to narrow down your options.
- Subletting private property is legal, subject to the landlord’s approval. There are also minimum durations and occupancy limits, which you can check here.
How To Access Rental Properties
A month or two before you land in Singapore, it’s a good idea to start thinking about what matters most in a home, including:
- Budget: Include rent, utilities, and deposits.
- Lease Duration: Standard leases range from 12 to 24 months.
- Space Requirements: Number of bedrooms, size of the unit.
- Furnishing Preferences: Fully furnished, partially furnished, or unfurnished.
- Location: Proximity to work, schools, and amenities.
- Accessibility: Distance to public transport, roads, and essential services.
- Neighbourhood: Safety, community vibe, and nearby conveniences.
To get a feel for prices and what’s out there, start browsing online property sites. They come with handy tools like map views, market trends, and rental comparisons to help you explore your options:
It’s best to wait until you’re in Singapore to sign anything. This way, you can view the place in person and avoid any surprises from listings that don’t quite match reality.
Finding a Trustworthy Agent
When looking for a place to rent in Singapore, you can search on your own or work with a property agent. Getting help from an experienced agent can make the process smoother as they’ll know how to get you a good deal and handle all the paperwork too.
Many landlords also prefer going through an agent rather than managing viewings themselves. A good way to start is by checking in with your company’s HR team, asking around among colleagues or other expats, or joining our community portal to connect directly with others who’ve been through the process — just sign up here.
Pro Tip: Before engaging an agent, always verify their credentials, awards, and past transactions on the Council of Estate Agencies (CEA) Public Register.
Since most agents access the same property listings, it’s usually best to stick with just one. Or, if you do engage a few, make sure they focus on different neighbourhoods or types of homes. The clearer you are about your budget, must-haves and nice-to-haves, the easier it’ll be for your agent to find the right fit and save everyone time.
There’s no fixed commission rate, as it can depend on the deal’s complexity or urgency. But here’s a general idea of what you can expect:
Red Flags to Watch Out For
It’s always good to stay alert when renting a home, especially if you’re new to Singapore. Here are a few warning signs that something might not be quite right:
- Pushy agents: If someone’s rushing you to sign a lease without giving you time to think or see the full picture (like the property’s past condition), it’s okay to walk away. You should never feel pressured.
- Double-dealing: Agents should only represent one party, either you or the landlord. If it feels like they’re playing both sides, or not putting your needs first, that’s a red flag.
- Vague contracts: Contracts should be clear and upfront about commission and responsibilities. The Council for Estate Agencies (CEA) has standard templates that agents should follow. If the terms feel murky, don’t be afraid to ask questions.
- Handling money: Agents aren’t allowed to collect rent or deposits on behalf of the landlord. All payments should go directly to the landlord or through proper channels. If an agent offers to “hold” your money, be cautious.
- Fake agents: Unfortunately, scams do happen. Watch out for people pretending to be agents, especially those asking for payment before you’ve even seen a property. Always check their licence on the CEA Public Register.
Trust your instincts; if something feels off, it’s worth taking a step back and double-checking before you commit.
Next Steps to Renting a Home in Singapore
Hooray! You’ve ticked off your checklists, done your research, and found the right agent — now what?
1
View Shortlisted Properties
With your key requirements in mind, visit the properties with your agent or the landlord. During viewings, look out for:
- Natural light and ventilation
- Privacy (can neighbours see in?)
- Storage space and wardrobes
- Low-maintenance outdoor areas
- Signs of mould or water damage (common due to Singapore’s humidity)
2
Make an Offer with a Letter of Intent (LOI)
Once you’ve found the one, express interest by submitting an LOI along with a good faith deposit (typically one month’s rent). While not legally binding, this shows serious intent and secures the property while final terms are negotiated.
The LOI often acts as a draft for the Tenancy Agreement (TA). You may skip the LOI if both parties are ready to proceed directly to the TA.
For expats: Be sure to include a Diplomatic or Repatriate Clause, allowing you to terminate the lease early if you’re transferred or leave Singapore. This usually applies after the first year and requires two months’ notice.
Other key terms to clarify include lease duration, renewal, notice period, who pays utilities, furnishing, and whether pets are allowed.
🐾 Pet Note: HDB flats only allow one dog from a list of 62 approved small breeds. Always check with your landlord and consult official guidelines for more details. Check out our pet relocation guide for more information!
3
Pay Rental Stamp Duty
The stamp duty must be paid before signing the TA.
- If lease < 4 years: 0.4% of total rent (e.g. rent of S$3,000/month for 1 year → S$144 duty)
- If lease > 4 years: 0.4% of Average Annual Rent × 4
You can pay this via IRAS e-Stamping.
4
Sign the Tenancy Agreement (TA)
Ensure the TA reflects everything agreed in the LOI — especially rent, clauses, and responsibilities. Always review carefully before signing.
5
Conduct a Final Inspection
Before moving in, check the condition of the unit and take photos of any existing damage. This is crucial for recovering your full deposit later.
6
Clarify Insurance Coverage
Most landlords have insurance for their fixtures and furnishings, but this usually doesn’t cover tenant belongings. Check what is included and consider renter’s insurance for added protection.
- You can often negotiate one or two new appliances or pieces of furniture for free, such as a dryer or a microwave oven. But if the landlord wants to increase the rent because of the new items, just buy the appliances yourself – it’s cheaper that way and you’ll be covered by warranties.
- If you need some furniture or appliances removed because you have your own, ask before signing the LOI. Space is at a premium in Singapore, and your landlord may not have the space to store items if they are removed.
- Some minor points for dispute in common contracts include the tenant being responsible for the upkeep of air-conditioners, and fair wear of appliances, which you will want to clarify at the negotiation table.
- Your space is yours. Most tenancy agreements will contain terms that give the tenant ‘quiet enjoyment’ and ‘exclusive possession’ i.e. meaning tenants who have exclusive possession of the premises (or area of lease) can keep strangers out of the premises. This extends to landlords, who will have to notify you days in advance should they wish to visit the property.
Additional Tips
- Negotiate smartly: You can often request small appliances like a microwave or dryer at no extra cost. If the landlord wants to raise the rent in return, it’s usually cheaper to buy them yourself and enjoy warranty coverage.
- Request removals early: If you have your own furniture or appliances, ask for any existing items to be removed before signing the LOI. Landlords may not have space to store them later.
- Clarify maintenance: Common disputes include aircon servicing and minor repairs. Most leases require regular servicing and tenant-paid upkeep, so confirm this in writing.
- Know your rights: Tenancy agreements usually grant quiet enjoyment and exclusive possession, meaning landlords must give notice before entering the property.
- Consider co-living: Great for those in their twenties or thirties looking to meet people. Co-living offers shared spaces, flexible terms and a ready-made community.
- Check house rules: If you’re renting a room in a landlord’s home, discuss rules on cooking and guests upfront. For more freedom, consider co-living with other expats.
- Couples may pay more: Rooms for two cost more. Renting a full unit in a more affordable district might offer better value and privacy.
