Renting in Singapore: 12 checks before you settle in
A practical checklist for international students and families, from verifying an agent to documenting move-in. Free guidance comes first; no paid review is required.
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Before paying: verify
Verify the person, not just the agent’s name
Search the Council for Estate Agencies (CEA) register by phone number and match the name and registration details. Copied credentials do not prove identity. Ask who the agent represents.
CEA: public registerView the actual room before paying
Do not pay a fee to secure a viewing. Check the address, room, shared spaces and the identity of the person showing you around. A real viewing alone does not prove the contact is genuine.
CEA: rental scamsConfirm the right to rent out the home
Ask for evidence of ownership or written authority to let the room. Check the landlord named in the agreement and the intended payment recipient; pause if identities do not match.
CEA: rental scamsCheck HDB approval and tenant eligibility
Housing & Development Board (HDB) bedroom rentals need approval before the tenancy starts and a minimum six-month term. Request the approval record. Student’s Pass holders can be eligible, subject to HDB conditions, including pass validity; do not assume every student or property qualifies.
HDB: bedroom rental terms and conditionsMatch the stay length to the property rules
Private residential homes have a minimum stay of three consecutive months under Urban Redevelopment Authority (URA) rules. A co-living label does not remove residential rental restrictions. Check the actual approved use and current rules.
URA: renting residential propertyBefore signing: clarify
Put the agreed terms in the TA
TA means Tenancy Agreement. Confirm the exact room, names, rent, dates, utilities, guest and cooking rules. Compare any Letter of Intent (LOI) with the TA; ask for referenced inventories or attachments that are absent.
Agree deposit deductions and return timing
Record the deposit, permitted deductions, fair wear and tear treatment and return deadline. These are contract terms to agree, not a guaranteed statutory deposit return period.
Separate servicing, small repairs and breakdowns
Ask who pays for aircon servicing, repairs and worn-out appliances. If there is a repair cap, clarify whether it applies per item or incident and who pays above it. No universal small-repair amount applies to every lease.
Check early-exit conditions
A course change, internship or return home does not automatically end a lease. Check notice, compensation and any applicable diplomatic clause. Students do not automatically qualify for such a clause.
Payment and handover: record
Verify payment details and keep receipts
Confirm the owner’s payment details independently. CEA cautions against paying rent or deposits to an agent. Keep the signed agreement, transfer records and written confirmations. Pressure to transfer immediately is a reason to pause.
CEA: rental scamsConfirm stamp duty and keep the certificate
Check who pays stamp duty with the Inland Revenue Authority of Singapore (IRAS). The usual stamping deadline is 14 days after signing in Singapore, or 30 days after receipt in Singapore if signed overseas. Keep the stamp certificate; stamping is not an assessment that every lease term is fair.
IRAS: renting a property and stamp dutyDocument the condition at handover
Take dated photos, record existing damage, test appliances and agree an inventory. Send records to the landlord in writing and repeat them when moving out. A checklist cannot guarantee your deposit will be returned.
Official sources and limits
General rental information, not legal advice, property verification or an identity check. Rules can change; check current official guidance. If you suspect a scam, stop further transfers, contact your bank promptly and report it to the police. For legal disputes, consult a Singapore lawyer.
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Market-context analysis, not legal advice. Using this checklist never requires a purchase.
Sharing with a school? Read the independent resource briefRentHero · Independent resource · Updated 13 October 2026