5 steps to start renting in Singapore as a foreigner in 2023

International Relocation

Living in a new place is exciting and anxiety-inducing at the same time. There is a long list of things that need to be done before settling down and one of the most major things is finding a place to live. So to ease the transition process, here are the procedures for a foreigner to rent a property in Singapore.

Step 1: Find a licensed real estate agent

Check legitimacy of Council of Estate Agencies (CEA) Public Register of the real estate agents and salespersons:

  • To ensure the person is a registered real estate agent or salesperson 
  • To check the registration validity of the real estate agent or salesperson 
  • To check whether the real estate agent or salesperson has been disciplined by the Council within the last two (2) years; and
  • To find out whether any awards have been conferred on a real estate agent or salesperson by the Council

Step 2: Prepare the necessary

All documents you present should have at least a validity period of 6 months to the application date.

• Employment pass/S pass
• Work Permit
• Dependent pass
• Passport
• The budget for Security Deposit, Stamp Duty and one-month Good Faith Deposit

Step 3: Prepare Letter of Intent (LOI)

LOI is a letter proposing your intention to lease and your equirements to the landlord. Typically, it’s the real estate agent that prepares the LOI. You should have the following in your LOI:

Good Faith Deposit:

A booking deposit that will become part of the security deposit or advance rental upon signing of Tenancy Agreement

Diplomatic or Repatriate Clause

States that you are allowed to terminate the lease prematurely if you lose your job or are transferred to another country

Special Request:

States all your requirements and requests in the LOI clearly

Security Deposit:

1 month’s rent for a 1-year lease, and 2 months’ rent for a 2-year lease

Term of Lease:

State clearly the length of stay in the LOI as discussed with the landlord

Step 4: Signing of Tenancy Agreement (TA)

This agreement will be drafted and prepared for you by your real state agent. All contents in your Tenancy Agreement will be based on your LOI. Ensure to check every detail mentioned in the TA. 

Diplomatic Clause (Early Termination Of Lease) and Reimbursement Clause:

Conditions for early termination of lease and reimbursement of the real estate agent’s commission

Minor Repair and Maintenance Clause:

States how much you are liable to pay, for damage caused by wear and tear, do insert a 30-day problem-free period clause

Conditions of the Security Deposit and Good Faith Deposit:

States what happens to the deposits after TA is signed

Applicable Stamp Duties:

Refer to table 1 for the rates

Termination and Renewal Clause:

Conditions to terminate or renew the lease

Rent Payment Clause:

Includes the monthly rental amount and what happens with late payments
Table 1: Calculation of stamp duty for renting properties
Table 1: Calculation of stamp duty for renting properties. (Source: IRA Singapore)

Step 5: Property Inspection

  • Before settling in, do an inspection of the property and its furniture. Get the landlord to replace or repair when needed
  • With the 30-day problem-free clause, you will not be liable for any repair/replacement of the defects within the first 30 days

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