Tenancy Agreements in Singapore: Stamp Duty, the Diplomatic Clause and What to Check Before You Sign

A tenancy agreement (TA) is the contract that governs your rental in Singapore. It sets the rent, the deposit, the length of stay and who is responsible for what. Reading it carefully before you sign saves disputes later. This guide covers the stamp duty you owe, the clauses worth negotiating, and the upfront costs to budget for, whether you are renting a condo, an HDB flat, or a serviced apartment.

What a tenancy agreement covers

A standard TA states the names of landlord and tenant, the address, the rent and payment schedule, the security deposit, the lease term, and the obligations of each party. It also lists permitted occupants, maintenance responsibilities, and the conditions for ending the lease early. In Singapore, the minimum lease for a private residential property is three consecutive months under the Urban Redevelopment Authority (URA) rules; for an HDB flat the minimum is six months. Anything shorter is generally not permitted, so your TA term should reflect that. If you need a flexible stay, look at serviced apartments or a 3-month rental rather than an informal arrangement.

Stamp duty: who pays and how much

Stamp duty on a tenancy agreement is paid to the Inland Revenue Authority of Singapore (IRAS). By default under the Stamp Duties Act the tenant pays, though the parties can negotiate otherwise and state this in the TA. It must be paid within 14 days of signing. An unstamped agreement is not admissible as evidence in court, so stamping protects you in a dispute.

Use IRAS’s online stamp duty calculator for the exact figure before you commit.

Key clauses to check before you sign

• Diplomatic clause: lets a tenant on a one-year-plus lease terminate early (commonly after the first 12 months, with two months’ notice) if they leave Singapore for work reasons. Confirm the trigger conditions.
• Minor repairs clause: tenants usually bear minor repair costs up to a capped amount per item; check the cap is reasonable.
• Reinstatement: clarifies the condition the unit must be returned in, and fair wear and tear.
• Early termination and notice: the notice period and any penalty for breaking the lease.
• Permitted occupants: the named people allowed to live there, which ties to legal occupancy limits.

Deposits, agent fees and upfront costs

Budget for the security deposit (commonly one month’s rent per year of lease), the first month’s rent in advance, stamp duty, and any agent commission if you engage your own agent. All-inclusive options such as coliving or a Figment house fold furnishings, utilities and Wi-Fi into a single monthly figure, which removes much of the deposit-and-fees guesswork. Compare the total move-in cost, not just the headline rent. You can browse current rentals in Singapore to see how different formats are packaged.

Frequently asked questions

Is a tenancy agreement valid if it isn’t stamped?

The contract can still be binding between the parties, but an unstamped TA cannot be used as evidence in court until the duty (and any penalty) is paid. Stamp it promptly to keep your protection intact.

What’s the minimum rental period in Singapore?

Three consecutive months for private residential properties and six months for HDB flats. Stays below three months are only legal in approved serviced-apartment formats. Figment offers 3-month stays and, in its designated shophouses approved for serviced-apartment use, one-month options.