By Winfred Quek · CEA R073319H · Published 20 August 2026
Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Facts verified against the sources linked throughout this guide.
Renting in Singapore moves quickly once you find a unit you like, and the tenants who lose out are usually the ones still assembling paperwork while someone else's application is already on the landlord's desk. This guide covers what to have ready before you view seriously, what a deposit and a tenancy agreement actually involve, and a checklist you can run at every viewing so you are comparing units properly rather than on a feeling.
What a tenancy agreement will ask for
Every Singapore tenancy agreement, at minimum, records the full legal names and NRIC or passport numbers of all parties, landlord and every named tenant, along with the full property address, the lease start and end dates, the monthly rent and the date it falls due each month. Have this information ready and consistent across every application, mismatched names or an expired identification document are a common, avoidable reason an application stalls. If you are renting with others who will all be named on the agreement, our co tenancy guide covers how joint liability and staggered arrangements typically work when more than one tenant signs.
Understanding the deposit convention
The standard security deposit in Singapore is 1 month's rent for a 1 year lease or 2 months' rent for a 2 year lease. The deposit is held by the landlord for the duration of the tenancy and returned within the timeframe stated in your tenancy agreement, subject to deductions for damage beyond fair wear and tear, outstanding rent, or outstanding utility bills. Budget for the deposit and your first month's rent as separate sums due around signing, on top of any advance rental your landlord may ask for, and confirm in writing exactly what the deposit does and does not cover before you hand it over. Our landlord's guide to renting out property sets out the same convention from the other side of the table, worth reading so you know what your landlord is working from too.
Viewing with a checklist
Bring the same questions to every viewing so units are genuinely comparable rather than judged on which one you happened to see on a good day. Check water pressure by running a tap, note the direction the unit faces and how it feels at the time of day you would actually be home, and ask directly about the age and maintenance history of the air conditioning, since this is one of the more expensive things to inherit in poor condition. See more than one unit before committing, even when the first one feels right, a single data point makes it hard to judge whether a rent or a layout is genuinely good value for the area.
Take photographs as you go, not just of what you like but of any existing marks, scuffs or wear, even at the viewing stage. If you do proceed with a unit, those same photographs become the starting point for your move in condition record, and having an early reference from the viewing itself can help settle any question later about whether something was already there before you moved in. Ask what is actually included in the rent, whether that is furniture, white goods, or a parking space, since assumptions made at viewing are a common source of disagreement once the lease is signed and the details were never confirmed in writing.
The stamp duty you will pay as a tenant
According to IRAS, where the lease period is four years or less, the duty is 0.4 percent of the total rent for the period of the lease, and the document must be stamped within 14 days if it is signed in Singapore. As an example, a 2 year lease at 3,500 dollars a month works out to 84,000 dollars in total rent, for a stamp duty of around 336 dollars. By convention this is paid by the tenant, but the landlord remains legally liable if it goes unpaid, so confirm with your landlord or agent who is actually handling the filing rather than assuming it has been done. Budget this alongside your deposit and first month's rent as part of the total cash you need at signing.
Reading the tenancy agreement before you sign
Read the full agreement before you sign it, not after a dispute makes you wish you had. If you are a foreign professional and there is any chance your posting could end early, understand whether a diplomatic clause is included, what it actually requires to invoke, and what the standard notice and proof requirements look like. Our diplomatic clause explainer covers what the clause is meant for, what commonly triggers it, and why it is contractual rather than an automatic entitlement, worth understanding whether or not your own agreement includes one. If your employer is signing the lease on your behalf as part of a relocation package, the arrangement works differently again, our corporate lease guide covers what changes when the company, not you personally, is the named tenant.
Get the paperwork, the deposit expectations and the viewing discipline right before you commit, and signing day becomes a formality rather than the moment you are reading the agreement for the first time.
Once you move in
Your preparation does not end at signing. On the day you receive the keys, walk through the unit the same way you did at viewing, room by room, and photograph the condition of walls, fixtures and appliances before you settle in. This record protects you at the other end of the lease, when the deposit return depends on comparing the unit's condition at move out against its condition on day one. A short exercise now saves a much longer argument later.
Printable tenant checklist
Everything above, condensed to one page for your next viewing. Print this checklist
Before you view
- NRIC or passport ready, and consistent across every application
- Budget worked out for deposit, first month's rent and stamp duty together
- Co tenants, if any, aligned on who will be named on the agreement
At every viewing
- Water pressure checked
- Facing and natural light assessed at a realistic time of day
- Air conditioning age and maintenance history asked about
- More than one unit seen before deciding
Before you sign
- Deposit amount and return conditions confirmed in writing
- Stamp duty responsibility confirmed with landlord or agent
- Full tenancy agreement read, including any diplomatic clause
Viewing units and want a second pair of eyes?
A checklist catches most of it. For anything that feels unclear before you sign, from the deposit terms to a clause you do not fully understand, a quick conversation is worth having first.
Book a free 30 minute call WhatsApp WinfredFrequently asked questions
How much deposit should I expect to pay?
The standard convention in Singapore is 1 month's rent for a 1 year lease or 2 months' rent for a 2 year lease, held by the landlord and returned within the timeframe stated in your tenancy agreement, subject to fair deductions.
Who pays the stamp duty on a tenancy agreement?
By convention the tenant pays it, at 0.4 percent of the total rent over the lease term, but the landlord remains legally liable if it is not filed, so confirm who is handling it rather than assuming.
What documents do landlords typically ask for?
At minimum your tenancy agreement will record your full legal name and NRIC or passport number, matching your identification exactly, so have this ready and consistent across every application you make.
What is a diplomatic clause and do I need one?
A diplomatic clause lets a tenant end the lease early without penalty if they must leave Singapore for reasons outside their control, such as a job relocation. It is contractual, not automatic, so check whether your agreement includes one if there is any chance your circumstances could change.
When do I get my deposit back?
Within the timeframe stated in your tenancy agreement after you vacate, subject to deductions for damage beyond fair wear and tear, outstanding rent, or outstanding utility bills still in the landlord's name.
Sources & References
Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H), CEA Registration No. R073319H. The information on this page is general and does not constitute financial, legal or tax advice. Always conduct independent due diligence and consult qualified professionals, including your conveyancing lawyer, before making any property decision.