Moving to Singapore 2026: Renting and Buying Basics

Last updated 23 October 2026

Moving to Singapore means sorting out a place to live quickly, often before you know the neighbourhoods. This guide covers the practical steps: where to look for a room or flat, how to check an agent, which lease clauses to read, the basic stamp duty rules if you plan to buy, and a checklist for your first month.

This article is general information, not financial, legal or property advice. It doesn’t take your personal circumstances into account. Check current rules with the relevant agency, and get a lawyer to review any tenancy or purchase agreement before you sign.

Rooms, flats and co-living

Newcomers usually choose between a room in an HDB flat or condo, a whole unit, or a co-living operator that bundles furniture, utilities, Wi-Fi and cleaning into one monthly fee. Listings appear on the major property portals, on rental-first apps and in community groups. Prices vary widely by location, unit and lease length, so compare several current listings in the area you want rather than relying on averages.

If you rent an HDB flat or room, HDB has its own rules on who can rent and for how long; check them on HDB’s website or ask the landlord to confirm the flat is approved for renting out.

What official data says about the rental market

For private homes, URA’s third-quarter 2026 data showed rents up 1.3% on the previous quarter. The island-wide vacancy rate for completed private homes (excluding ECs) was 7.2% at the end of the quarter: 8.4% in the Core Central Region, 7.4% in the Rest of Central Region and 6.5% in the Outside Central Region. URA doesn’t publish vacancy for individual projects. URA also publishes rental contracts by project, which you can use to see what tenants nearby have recently paid.

Negotiating and reading the lease

Most rentals start with a letter of intent (LOI) and a good-faith deposit, followed by a tenancy agreement. Before you sign, read these clauses closely:

• Diplomatic clause: lets you end the lease early if you’re relocated or leave Singapore. The minimum stay and notice period are negotiated, so check the exact wording.
• Minor repair clause: sets how much of each repair you pay before the landlord takes over. The amount is negotiated; confirm it in writing.
• Aircon servicing: many agreements require regular servicing by the tenant. Check how often, and keep receipts.
• Deposit and handover: how the security deposit is returned, and the condition the unit must be in.

Rent, rent-free periods and fittings are all open to negotiation, but what you can get depends on the unit and the landlord. Put any agreed change into the tenancy agreement.

Avoiding rental scams

• Check the agent: search the name and registration number on CEA’s public register, and make sure the phone number you’re messaging matches the agent’s listed contact details.
• Don’t pay before viewing: be wary of anyone who wants a deposit or fee before you’ve seen the unit or met the landlord or agent.
• Confirm ownership: ask for proof that the person renting out the unit owns it or is authorised to.
• Be wary of urgency: pressure to transfer money quickly is a common scam tactic.

Buying: stamp duty basics

Buyers of residential property pay Buyer’s Stamp Duty and, depending on their profile, Additional Buyer’s Stamp Duty (ABSD). IRAS lists these ABSD rates for purchases on or after 27 April 2023:

Source: IRAS, checked 17 Oct 2026.

Under Singapore’s free trade agreements, nationals and permanent residents of Iceland, Liechtenstein, Norway and Switzerland, and nationals of the United States, get the same ABSD treatment as Singapore Citizens (IRAS).

When buyers with different profiles buy jointly, IRAS applies the highest applicable rate to the whole purchase. IRAS also sets out ABSD remission for some married couples that include a Singapore Citizen: couples buying their first home jointly, and couples buying a second home jointly who pay ABSD upfront and can claim a refund if they sell their first home within six months and meet IRAS’s other conditions. Check the IRAS page and get legal advice before you commit.

First 30 days checklist

• Singpass: set up Singpass once you’re eligible. Many government and healthcare services use it.
• Utilities: open an account with SP Group. For electricity, you can stay with SP Group or choose a retailer through the Open Electricity Market; compare plans and contract terms first.
• Move-in record: photograph or film the unit’s condition on move-in day and send it to your landlord so you both have a dated record.
• Aircon: check your lease’s servicing requirement and book your first service. Browse home services in Singapore.
• Repairs and fittings: agree with your landlord who handles what. Browse home improvement services.

More local guides: nearme.sg blog.