Singapore rental scams — what to watch out for before you pay anything
The five most common rental scams in Singapore, how each one works, the red flags that appear in listings and conversations, and exactly what to do before transferring a single dollar.
You found a place that looks right. The price works. The landlord replies fast and seems friendly.
Stop. Before you pay anything — read this.
Rental scams in Singapore are specifically designed for people searching from overseas, under time pressure, without local knowledge. International students are among the most targeted. And the scams do not need to be sophisticated. They only need to move faster than your caution.
Here are the five types you need to know — and what to do about each one.
Before anything else — one fact about listing platforms
Both PropertyGuru and 99.co only allow CEA-registered agents to post public rental listings. Direct landlord listings are not permitted on either platform.
If someone contacts you claiming to be a direct landlord from a PropertyGuru or 99.co listing — that is not possible. It is your first red flag, before you check anything else.
Direct landlord rentals do exist in Singapore. They come through personal referrals, community groups, and room-rental platforms — not the major portals.
Scam 1 — The phantom listing
The listing is fake. The photos are real — stolen from legitimate listings on other platforms — but the property either does not exist or the scammer has no right to rent it. You pay a deposit. They disappear.
What gives it away:
- Rent is noticeably below market rate
- The landlord is conveniently overseas and cannot show you the property
- They push for payment before any viewing
- Photos look professional but do not match the building exterior when you check Google Street View
What to do: Reverse image search every listing photo. Right-click any photo on Google and select "Search image." If the same images appear under different addresses or on Airbnb, the listing is stolen.
Scam 2 — The agent impersonator
The scammer copies a real agent's name and CEA registration number — both publicly available — and uses them to appear legitimate. They collect your deposit. Then they vanish.
Most tenants search the name and registration number and feel reassured. That is not enough.
The check that actually works: Go to eservices.cea.gov.sg/aceas/public-register and search the phone number they are contacting you on. Not the name. The number.
A scammer can copy a name. They cannot fake a registered phone number. If the number does not return an active registered profile — stop. No further discussion.
New variant to know: Some scammers now send a fake CEA email claiming the agent's number will take 14 days to update in the register. CEA does not send such emails. Number changes appear immediately. If you receive this explanation, it is a scam.
Never pay a deposit to an agent. Deposits go directly to the landlord only.
Scam 3 — The subletting scam
The scammer is a real tenant with genuine access to the property. They show you around. They collect your deposit. Later you find out two or three other people paid for the same room.
What gives it away:
- The person showing you the property is a "tenant representative" rather than the landlord or a registered agent
- They cannot provide the landlord's contact details or the original tenancy agreement
- They are vague about whether the landlord knows they are subletting
What to do: Always verify that the person you are dealing with is authorised to rent the property. Ask to see the original tenancy agreement and contact the landlord independently. For HDB flats, subletting must be registered with HDB — call 1800-225-5432 to verify.
Scam 4 — The overseas landlord
The landlord claims to be overseas and cannot show you the property in person. They will courier the keys after payment. After payment, they disappear.
This is the most common cover story in Singapore rental fraud. An overseas landlord is not automatically suspicious — but the inability to facilitate any form of live verification is.
What to do: A genuine overseas landlord can still conduct a live video call from inside the property — with a family member, property manager, or trusted friend who has access. Ask for this. If it cannot be arranged, pay nothing until you arrive in Singapore and can view in person.
Scam 5 — The bait and switch
The advertised property is real — but when you enquire, it has just become unavailable. The agent or landlord then steers you toward different properties — ones they earn higher commission on or have trouble letting.
What gives it away:
- The unit becomes unavailable very quickly after you express interest
- Replacements are noticeably different from the original listing
- You feel pressure to decide on the replacement immediately
What to do: Do not commit to a replacement property in the same session. Take time to research the alternatives independently. Any agent who cannot give you that time is not acting in your interest.
Never pay to arrange a viewing
You do not pay to view a property in Singapore. Not a deposit. Not a viewing fee. Nothing. Payment only happens after you have seen the property and decided to proceed.
Any request for money before a viewing — regardless of how it is framed — is a scam.
If you think you have been scammed
- Call ScamShield: 1799 — available 24 hours. They will advise on immediate steps and help you report.
- Contact your bank immediately — report the transfer as fraudulent. Act fast.
- File a police report at police.gov.sg or any Neighbourhood Police Centre.
- Report the listing on whichever platform you found it — this protects other tenants.
Key takeaways
- Both PropertyGuru and 99.co are agent-only. A "direct landlord" listing on either is a red flag.
- Search the agent's phone number — not their name — on the CEA Public Register.
- Never pay before viewing. Never pay to an agent. Always PayNow to the landlord's NRIC so the bank verifies the name.
- If something feels off — or if the landlord resists any verification step — walk away.
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