home · Week 2-4
How to find and sign a rental lease in Singapore
Singapore rentals require 1 month deposit + 1 month advance. Lease 12-24 months. Agent fee usually employer-paid. Check stamp duty deadline.
Source: CEA · verified 2026-04-06
Why this matters
Secure housing in Singapore. Foreigners face 60% Additional Buyer Stamp Duty (ABSD), making renting the only rational option.
The 60% ABSD on property purchases makes buying irrational for most foreigners. The rental market is competitive — units go within days. Scam cases hit 430+ with SGD 2.7M in losses in 2024. Always verify agent credentials and never pay before viewing.
If you skip it: Without a signed lease you have no legal address — needed for bank account, tax filing, and official correspondence. Scam risk is real.
When to do it
Earliest
Start searching 4-6 weeks before your arrival date.
Optimal
2-3 weeks before arrival. Good units go within days.
Deadline
No hard deadline, but you need a lease for stamp duty, bank address verification, and daily life.
If late: Living in a hotel or serviced apartment is expensive (SGD 4,500-8,000/month). Delays bank account setup and settling in.
How to do it
- 1
Search listings on PropertyGuru and 99.co
Filter by budget, location, and property type. Cross-reference both platforms for the same unit.
https://www.propertyguru.com.sg - 2
Verify agent is CEA-registered
Check at cea.gov.sg/professionals. Never deal with unregistered agents.
https://www.cea.gov.sg/professionals - 3
View the property in person
Never sign or pay deposit without physically viewing. 430+ scam cases in 2024 (SGD 2.7M losses).
- 4
Negotiate lease terms — insist on a diplomatic clause
Diplomatic clause allows you to break lease (typically after 12 months of a 24-month lease) if your EP is cancelled or you are transferred out of Singapore. Standard market practice for foreigners.
- 5
Sign Letter of Intent (LOI) and pay good-faith deposit (1 month)
LOI reserves the unit. Deposit is typically 1 month rent, applied to security deposit upon signing.
- 6
Review and sign Tenancy Agreement
Standard 2-year lease. Check: monthly rent, deposit amount, diplomatic clause, maintenance responsibility, minor repair clause (typically tenant pays first SGD 150).
- 7
Pay security deposit (1-2 months) and stamp duty
Stamp duty = 0.4% of total rent for the lease period. Must be paid within 14 days of signing.
Common mistakes
- · Paying deposit to an unverified agent — 430+ scam cases in 2024
- · Signing without a diplomatic clause — stuck paying rent even if you leave Singapore
- · Not budgeting for stamp duty (0.4% of total rent) on top of deposit
What you need
- · passport — Identity verification for tenancy agreement
- · ep_card — Proof of legal right to reside in Singapore
- · proof_of_income — Landlord requires proof you can afford the rent (employment letter or pay slips)
Cost
SGD 5,000 – 14,000
- · Security deposit (1-2 months rent, refundable): SGD 2,500 – 12,000
- · Stamp duty (0.4% of total rent for lease period): SGD 240 – 1,152
Quick check
Done with this step?
Saved on this device. See your full checklist →
Was this helpful?
Related steps
money
Pay rental stamp duty
0.4% of total lease rent. Due 14 days after signing. Late penalty: up to 4x the original amount. Pay online via IRAS e-Stamping.
home
Set up utilities (SP Group)
SP Group handles electricity, water, and gas in one account. Deposit ~SGD 600. Set up online with SingPass before move-in.
admin
Register address with ICA
Singapore law requires you to register your address with ICA within 14 days of any move. Free, 1 minute via MyICA app. Skip and you risk fines.
This is one of 13 things you need to do when moving to Singapore.
See your full personalized checklist →