Signing a lease in Singapore is a significant financial commitment — typically 12 to 24 months, with a security deposit of one to two months' rent on top. Before you hand over a single dollar, here's what you must check. This list applies whether you're viewing in person or — increasingly common — doing a remote home search from abroad.
Always confirm that the person renting to you actually owns (or is authorised to sublet) the property. Ask for a copy of their NRIC or passport and confirm it matches the property title. You can request a title search through the Singapore Land Authority (SLA) for a small fee.
Not everyone is eligible to rent an entire HDB flat. Under HDB rules, the landlord must have met the minimum occupation period (MOP) — typically 5 years. Foreign tenants (non-PRs) may rent HDB flats but must hold eligible pass types. If you're renting a room, eligibility rules are more relaxed but still apply.
Listing photos are often shot with wide-angle lenses, in perfect lighting, and before wear-and-tear was visible. During a viewing, check for water stains on ceilings (sign of leaks), mould in bathrooms, condition of aircon units, working condition of all appliances, and the state of fixtures and fittings. Document everything with your own photos before moving in.
Some landlords advertise a rental price that includes maintenance fees, internet, or utilities — while others don't. Clarify upfront what is and isn't included, and get it in writing in the tenancy agreement. Maintenance fees for condos can add $300–$600/month. Utility bills for a family can easily run $200–$400/month.
The Letter of Intent (LOI) and Tenancy Agreement (TA) are legally binding documents. Pay close attention to: the lease term and renewal options, the diplomatic clause (your right to exit early), break lease penalties, what constitutes damage vs. fair wear and tear, and who is responsible for repairs. Do not rely on verbal assurances — if it's not in the agreement, it doesn't exist.
Air conditioning is not optional in Singapore. Clarify who is responsible for quarterly aircon servicing — it's usually the tenant's responsibility — and who pays for repairs if the unit breaks down. Servicing contracts run around $100–$180/year for a 3-bedroom unit. Neglecting servicing can void any landlord warranty on repairs.
Singapore has excellent fibre broadband coverage, but some older buildings may only have one or two ISP options available. Confirm which providers service the building and whether a fibre termination point (FTP) is already installed in the unit. If you work from home, this is non-negotiable.
Singapore is dense. Check for proximity to MRT tracks, expressways, construction sites, bars, or nightlife. If possible, visit at different times of day. Units facing expressways or near Changi Airport flight paths can be significantly noisier than they appear during a midweek morning viewing. Check URA's Master Plan for nearby development sites.
Standard deposits in Singapore are one month's rent for a 1-year lease, or two months' rent for a 2-year lease. This should be returned within a reasonable period after you vacate (typically within 14 days), minus any agreed deductions. Ensure these terms are clearly written in the TA and check that the landlord's bank account details you transfer to are correct.
Licensed real estate agents in Singapore are regulated by the Council for Estate Agencies (CEA). They are required to act in your interest, maintain professional standards, and are accountable for their conduct. You can verify any agent's licence at the CEA Public Register at cea.gov.sg. Using an unlicensed individual leaves you with no formal recourse if things go wrong.
Our remote home search service checks all of the above on your behalf — viewings, condition reports, lease review, and negotiation — before you arrive.