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HDB · Subletting Guide 2026

HDB subletting rules Singapore: room vs whole flat guide

By Winfred Quek · 10 minute read · Last reviewed May 2026

Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.

Facts verified: October 2026 · Sources linked below

Room and whole flat rental

• Bedroom rental: no HDB approval is needed after the Minimum Occupation Period.
• Whole flat rental: HDB approval is required before the tenancy starts.
• Approval period: up to 3 years where all tenants are Singapore Citizens or Malaysians, and up to 2 years where any tenant is a non-Malaysian non-citizen.
• Minimum rental period: 6 months. Shorter rentals are not permitted.

Occupancy limits

HDB caps the number of occupants, including owners, authorised occupiers and tenants: 4 for 1 and 2 room flats, 6 for 3 room flats, and 8 for 4 room and larger flats. HDB states that the limit of 8 for 4 room and larger flats applies until 31 December 2028, and reverts to 6 for rental periods beyond that date.

Non-citizen quota

When a whole flat is rented to a non-Malaysian non-citizen, a quota applies at 8% at the neighbourhood level and 11% at the block level. Malaysians are not subject to this quota, and the quota does not apply to bedroom rentals.

Eligible tenants

Non-citizens holding an Employment Pass, S Pass, Work Permit, Student's Pass, Dependant's Pass or Long Term Social Visit Pass may be tenants. Tourists are not allowed as tenants.

Registering tenants

HDB states that rental particulars will be updated in its system within 2 days of the approval or registration of the rental.

Income tax

Rental income is generally taxable in Singapore. See IRAS guidance on income from property rented out.

Penalties

HDB can take enforcement action against unauthorised rentals. Rentals shorter than 6 months, including rentals of short duration, are not permitted.

Frequently asked questions about HDB subletting

What is the minimum rental period for an HDB flat?

HDB requires a rental period of at least 6 months.

Is there a quota on non-citizen tenants?

Yes. For a whole flat rented to a non-Malaysian non-citizen, the quota is 8% at the neighbourhood level and 11% at the block level. Malaysians are not subject to the quota.

Do I need HDB approval to rent out a bedroom?

After the Minimum Occupation Period, bedroom rental does not need HDB approval, but the owner must continue to live in the flat.

Sources & References

• HDB: Renting Out Your Flat (Subletting Policy)
• HDB: Subletting of Bedrooms Rules and Requirements
• IRAS: Income from Property Rental Income Tax Treatment
• IRAS: Rental Income and Allowable Deductions
• IRAS: Stamp Duty on Tenancy Agreements