What Documents Do You Need to Rent a Home in Singapore?

Renting in Singapore is fast once your paperwork is in order — most delays come from a missing document, not a shortage of homes. Whether you are a returning citizen or an expat arriving for a new role, this checklist covers what you need to sign a lease with confidence. If you are still weighing options, our guides to coliving in Singapore and renting a whole Figment house are a good place to start.

The tenant’s document checklist

Have these ready before you view or make an offer on a home:

• A valid passport or NRIC to confirm identity and nationality
• Your immigration pass — Employment Pass, S Pass, Work Permit, Student Pass, Dependant Pass or Long-Term Visit Pass
• Proof of income, such as a recent employment letter, payslips or a bank statement
• A completed Letter of Intent (LOI) once you decide on a home
• Your security deposit and first month’s rent, ready to transfer
• A local reference or employer contact, if requested

Foreigners: your immigration pass matters most

If you are not a Singapore citizen or permanent resident, your right to rent flows from your immigration pass. For an HDB flat or bedroom, that pass must have at least six months’ validity as at the date the flat owner applies to rent to you. Landlords letting to foreign tenants are expected to verify three things: your original pass, that its details match your passport, and that the pass is valid — checked through ICA’s iEnquiry service, or the Ministry of Manpower for work passes. This is not just red tape: harbouring an immigration offender is an offence in Singapore, so a careful landlord is protecting you both.

What the landlord should show you

Diligence runs both ways. Ask to see:

• Proof that they own the property or are authorised to rent it out
• For an HDB flat, evidence that HDB’s approval has been or will be sought
• An inventory list of furnishings and their condition

Signing, stamping and your deposit

Once terms are agreed you sign a tenancy agreement (TA). By convention the tenant pays stamp duty on the TA — IRAS sets this at 0.4% of the average annual rent for leases of up to four years, payable within 14 days of signing. A security deposit of roughly one month’s rent for each year of the lease is the usual market practice. Keep the minimum-stay rules in mind: private homes cannot be let for under three consecutive months, and HDB flats for under six — anything shorter is not a legal residential tenancy.

Can I sign before my pass is issued?

You can negotiate and sign an LOI, but landlords usually want to see an approved pass, or in-principle approval, before releasing keys, because they must verify your status. Build a few days’ buffer into your move-in date.

Do I need to be in Singapore to sign?

No. Many tenants sign remotely; if the TA is signed overseas, stamp duty is simply due within 30 days. Figment handles this end to end for expats moving to Singapore, and our shophouse rentals and no-agent-fee coliving keep the paperwork light.