Does the Residential Tenancies Act 2020 apply to commercial leases in Singapore?

No. The Singapore Residential Tenancies Act 2020 (RTA) applies only to residential premises. Commercial leases — including offices, retail shops, warehouses, and industrial premises — are governed by the Conveyancing and Law of Property Act (Cap. 61), the Distress Act (Cap. 84), and the general law of contract. There is no equivalent statutory tenant protection framework for commercial tenancies in Singapore.

What stamp duty is payable on a Singapore commercial lease?

Stamp duty on a Singapore commercial lease is payable at 0.4% of the total rent for the entire lease period. For example, a three-year lease at S$5,000 per month has total rent of S$180,000 and stamp duty of S$720. Stamp duty is paid via the IRAS e-Stamping portal within fourteen days of execution. For leases exceeding three years, the lease must also be registered with the Singapore Land Authority (SLA).

Can I sublet Singapore commercial premises without my landlord's consent?

Not if the lease prohibits subletting without consent (which most Singapore commercial leases do). Subletting without the landlord's required consent may give the landlord the right to forfeit the lease. Always obtain the landlord's prior written consent before subletting any Singapore commercial premises. For JTC industrial premises, JTC's own written approval is also required.

How long are Singapore commercial leases typically?

Standard Singapore commercial leases run for two to three years for retail and office premises, with an option to renew for a further two to three years. Industrial JTC leases may run for three years or more. Major Singapore shopping centre leases (e.g. at VivoCity, ION Orchard, Raffles City) are often for three years or longer and may include turnover rent provisions on top of base rent.

What URA checks should I conduct before signing a Singapore commercial lease?

Before signing a Singapore commercial lease, search the URA SPACE portal to confirm the approved use (zoning) of the premises. If your intended use differs from the approved use, apply to the URA for change of use permission before entering the lease — you may need to submit an application for Development Permission. A lease entered into for a purpose that is not URA-approved cannot lawfully be used for that purpose without separate approval.

Should I register my Singapore commercial lease with the SLA?

Leases of Singapore commercial property for a term of more than three years must be registered with the Singapore Land Authority (SLA) to be effective against third parties (e.g. a subsequent purchaser of the property). Shorter-term leases are not required to be registered, though registration is always advisable for longer-term Singapore commercial commitments. Registration is done through the SLA's Integrated Land Information Service (INLIS).

How much security deposit is typically required for a Singapore commercial tenancy?

Singapore commercial tenancy security deposits typically range from two to six months' gross rent, depending on the type of premises and the tenant's credit profile. Office and retail tenancies in Singapore commonly require three months' gross rent as a deposit. For F&B or high-risk tenancies, landlords may require a higher deposit. The deposit is usually held by the landlord and returned within thirty days of the end of the tenancy, less any legitimate deductions.

RentalSG

Commercial Lease Agreement Template (Singapore)

A well-drafted commercial lease is essential for any Singapore business renting office, retail, or industrial premises. Our free Singapore commercial lease agreement template is aligned with the Conveyancing and Law of Property Act (Cap. 61), the Distress Act (Cap. 84), and the Stamp Duties Act (Cap. 312) — covering gross rent, service charges, URA zoning requirements, reinstatement obligations, and the landlord's remedy of distress for non-payment of rent in Singapore.

Create Your Commercial Lease Agreement

Free to useInstant PDFNo account required

COMMERCIAL LEASE AGREEMENT

LANDLORD

Capital Tower Properties Pte. Ltd.

168 Robinson Road, #30-01, Capital Tower, Singapore 068912 · UEN 199801234C

By: Lee Boon Huat, Director

TENANT

Sunrise Trading Pte. Ltd.

10 Anson Road, #15-10, International Plaza, Singapore 079903 · UEN 202012345E

By: Priya Rajendran, Chief Executive Officer

Commencement: 1 June 2026 · Expiry: 31 May 2029

Rent: SGD 15,000/month + GST

This Commercial Lease Agreement ("Agreement") is entered into on 1 June 2026 between Capital Tower Properties Pte. Ltd. ("Landlord") and Sunrise Trading Pte. Ltd. ("Tenant"). The Landlord hereby demises the Premises to the Tenant, and the Tenant hereby takes the Premises from the Landlord, on the terms and conditions set out herein. This Agreement is governed by the Contracts Act (Cap 53), the Conveyancing and Law of Property Act (Cap 61), and all applicable Singapore laws and regulations.

THE PREMISES

The Landlord demises to the Tenant the commercial premises ("Premises") described as follows:

Address	1 Raffles Place, #10-01, One Raffles Place, Singapore 048616
Description	Office unit on the 10th floor comprising approximately 1,500 sq ft net lettable area
Floor Area	1,500 sq ft (net lettable area)
Permitted Use	Office use for the conduct of the Tenant's business as a technology consulting firm
Lease Term	3 years
Commencement	1 June 2026
Expiry	31 May 2029

LEASE TERM

The lease shall commence on 1 June 2026 and expire on 31 May 2029 (the "Lease Term"), a period of approximately 3 years. This is a fixed-term commercial lease. Upon expiry, the Tenant shall deliver vacant possession of the Premises to the Landlord in the reinstated condition required by this Agreement, unless the parties agree in writing to a renewal. Any holding over by the Tenant after expiry without a new lease agreement shall constitute a trespass and the Landlord may take all lawful steps to recover possession, in addition to recovering mesne profits at the prevailing market rent. A rent-free fit-out period of 4 weeks is granted at the commencement of the Lease Term, during which the Tenant shall not be liable for base rent but shall pay service charges and all other outgoings as they fall due.

RENT AND GST

The Tenant shall pay to the Landlord the monthly base rent of SGD 15,000 per month, payable in advance on the first business day of each calendar month. As the Landlord is a GST-registered person under the Goods and Services Tax Act (Cap 117A), GST at the current rate of 9% (currently SGD 1,350.00 per month) is payable by the Tenant in addition to the base rent. The Landlord shall issue a valid GST tax invoice to the Tenant each month. If the GST rate is amended by legislation, the applicable rate shall apply from the date of the amendment. A monthly service charge of SGD 2,000 shall also be payable, covering building services including central air-conditioning, security, cleaning of common areas, and building management. The total monthly payment (base rent + GST + service charge) is SGD 18,350.00.

Base Rent (monthly)	SGD 15,000
GST @ 9%	SGD 1,350.00
Service / Management Charge	SGD 2,000
Total Monthly Payment	SGD 18,350.00

SECURITY DEPOSIT

Upon execution of this Agreement, the Tenant shall pay to the Landlord a security deposit equivalent to 3 months' rent (base rent × 3 = SGD 45,000.00) ("Security Deposit"), exclusive of GST. The Security Deposit is held as security for the performance of the Tenant's obligations. The Landlord may draw on the Security Deposit at any time to remedy the Tenant's breach without prejudice to other remedies. The Tenant shall replenish any drawdown within seven (7) days of written demand. The Security Deposit (or the balance thereof after permitted deductions) shall be returned to the Tenant within thirty (30) days after the later of: (a) expiry or termination of this Agreement; and (b) the Tenant's completion of reinstatement to the Landlord's reasonable satisfaction. No interest shall be payable on the Security Deposit.

STAMP DUTY

The Tenant shall be responsible for the stamping of this Agreement and payment of the applicable stamp duty to IRAS within fourteen (14) days of the date of execution, as required under the Stamp Duties Act (Cap 312). The stamp duty on a commercial tenancy is calculated at 0.4% of annual rent × number of years (subject to the prescribed minimum rates). A stamped copy shall be furnished to all parties. Non-compliance with the stamping requirement renders the Agreement inadmissible as evidence in any civil proceedings in Singapore and may attract financial penalties.

PERMITTED USE

The Tenant shall use the Premises solely for the Permitted Use specified in this Agreement ("Office use for the conduct of the Tenant's business as a technology consulting firm"). The Tenant shall not use the Premises for any purpose other than the Permitted Use without obtaining: (a) the prior written consent of the Landlord; and (b) all requisite approvals from the Urban Redevelopment Authority (URA), the Singapore Food Agency (SFA), the Fire Safety and Shelter Department (FSSD), or any other competent authority. The Tenant shall comply with all written laws and regulatory requirements applicable to the Permitted Use, including any conditions attached to the relevant Written Permission or Change of Use approval issued by URA.

FIT-OUT AND ALTERATIONS

Any fit-out works to the Premises shall be carried out by the Tenant at the Tenant's cost and in accordance with: (a) the Landlord's building management fit-out guidelines; (b) the Building Control Act (Cap 29) and the Fire Safety Act (Cap 109A); and (c) all conditions imposed by the relevant competent authorities. The Tenant shall submit fit-out plans to the Landlord for approval prior to commencement of works. All fit-out works shall be carried out by licensed contractors appointed by the Tenant. The Landlord's approval shall not be unreasonably withheld. No structural alterations shall be permitted under any circumstances. All mechanical and electrical systems shall remain the property of the Landlord unless otherwise agreed in writing.

SERVICE CHARGE AND OUTGOINGS

The Tenant shall be responsible for all outgoings related to the Premises, including: (a) electricity and water consumption within the Premises; (b) the service charge payable under clause 3 (if any); (c) telecommunication and data services; (d) waste disposal charges attributable to the Tenant's use; and (e) any rates, levies, or impositions specifically attributable to the Permitted Use. Property tax, building insurance, and MCST maintenance fees (where applicable) shall be borne by the Landlord. The Landlord may pass on to the Tenant any increase in rates and taxes directly attributable to the Tenant's fit-out or business operations.

MAINTENANCE AND REPAIRS

The Tenant shall maintain the Premises and all plant, machinery, fixtures, and fittings in good repair and working order throughout the Lease Term, at the Tenant's own cost. The Tenant shall carry out (or procure) quarterly servicing of all air-conditioning units serving the Premises, by a licensed contractor, and shall maintain service records available for the Landlord's inspection. Structural repairs, repairs to the external envelope, and repairs to the common areas of the building shall be the Landlord's responsibility. The Tenant shall not unreasonably delay reporting of any defect or damage requiring the Landlord's attention.

10.

ASSIGNMENT AND SUBLETTING

The Tenant shall not assign, transfer, mortgage, charge, underlet, or part with possession of the Premises or any part thereof, or share occupation with any third party, without the prior written consent of the Landlord, which shall not be unreasonably withheld or delayed. A change of control of the Tenant (whether by transfer of shares or otherwise) shall be deemed an assignment for the purposes of this clause and shall require the Landlord's prior written consent. Any assignment approved by the Landlord shall not release the original Tenant from liability under this Agreement, unless the Landlord expressly agrees to a novation in writing.

11.

REINSTATEMENT

At the expiry or earlier termination of this Agreement, the Tenant shall, at the Tenant's own cost and expense, reinstate the Premises to their original state and condition as at the commencement of the Lease Term (or as agreed in the Landlord's fit-out approval), including but not limited to: (a) removal of all fixtures, fittings, partitions, and equipment installed by the Tenant; (b) restoration of all walls, floors, and ceilings to the original condition; (c) removal of all signage, branding, and data cabling installed by the Tenant; (d) making good of all wall penetrations, floor openings, and ceiling modifications; and (e) deep cleaning of the entire Premises. The Tenant shall complete reinstatement before the last day of the Lease Term and obtain the Landlord's written confirmation of acceptance. The cost of any reinstatement not completed by the Tenant shall be deducted from the Security Deposit, and any excess cost shall be recoverable as a debt.

12.

INSURANCE

The Tenant shall, at the Tenant's own cost, maintain throughout the Lease Term: (a) a comprehensive public liability insurance policy with a reputable insurer in an amount of not less than SGD 2,000,000 per occurrence, naming the Landlord as an additional insured; (b) insurance covering the Tenant's own property, equipment, and fit-out within the Premises against fire and all-risks perils; and (c) employer's liability insurance as required by the Work Injury Compensation Act 2019. The Tenant shall provide copies of insurance policies and premium receipts to the Landlord upon request. The Landlord shall insure the building structure and common parts. The Tenant shall not do or permit anything to be done that may invalidate any building insurance maintained by the Landlord.

13.

FORCE MAJEURE

Neither party shall be liable to the other for any delay or failure to perform its obligations under this Agreement (other than an obligation to pay money) caused by an event outside the reasonable control of that party, including any act of God, pandemic, epidemic, public health emergency declared by the Ministry of Health or the World Health Organization, fire, flood, earthquake, war, riot, civil disturbance, act of government or regulatory authority, or failure of third-party utilities or infrastructure ("Force Majeure Event"). The party affected shall notify the other party in writing as soon as reasonably practicable, and the obligation shall be suspended for the duration of the Force Majeure Event. If the Force Majeure Event continues for more than ninety (90) days, either party may terminate this Agreement by thirty (30) days' written notice without further liability to the other party.

14.

TERMINATION AND RE-ENTRY

The Landlord may terminate this Agreement and re-enter the Premises without prejudice to any accrued rights if: (a) any rent or other sum remains unpaid for fourteen (14) days after the due date (whether formally demanded or not); (b) the Tenant commits a material breach of any obligation under this Agreement and fails to remedy it within fourteen (14) days of written notice from the Landlord (or such longer period as is reasonably required if the breach is not capable of remedy within 14 days); (c) the Tenant is placed in liquidation, receivership, or judicial management, or makes any arrangement with creditors; or (d) the Tenant abandons the Premises. Upon re-entry, the Landlord may levy distress for unpaid rent under the Distress Act (Cap 84) and may recover all arrears, losses, and costs arising from the Tenant's breach as a debt recoverable in court.

15.

NOTICE PERIOD

Either party shall give the other not less than 3 months's written notice of intention to terminate or not renew this Agreement at expiry. All notices shall be in writing and served by hand delivery, registered post, or email to the registered address or email address of the other party. Notices served by registered post are deemed received on the second working day after posting; notices by email are deemed received at the time of transmission on a business day before 6:00 pm (Singapore time).

16.

GOVERNING LAW AND JURISDICTION

This Agreement is governed by and construed in accordance with the laws of the Republic of Singapore. The parties irrevocably submit to the exclusive jurisdiction of the courts of Singapore, including the Singapore High Court (Commercial Division), for the resolution of any dispute arising out of or in connection with this Agreement. Nothing in this clause shall limit the right of any party to apply to the Singapore courts for an interim injunction or other emergency relief.

17.

GENERAL PROVISIONS

Entire Agreement: This Agreement constitutes the entire agreement between the parties regarding the subject matter and supersedes all prior negotiations, representations, and agreements. Amendment: No variation is binding unless in writing and signed by both parties. Severability: If any provision is unenforceable, the remaining provisions continue in full force. Waiver: Failure or delay in exercising any right does not constitute a waiver. Contracts (Rights of Third Parties) Act: The Contracts (Rights of Third Parties) Act 2001 (Cap 53B) is excluded — no third party has any right to enforce this Agreement. Misrepresentation Act: Both parties acknowledge having relied on this Agreement and not on any prior representation not included herein. Electronic Transactions Act: This Agreement may be executed electronically under the Electronic Transactions Act 2010 (Cap 88).

IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.

LANDLORD

Lee Boon Huat

Director

Capital Tower Properties Pte. Ltd.

Date: ____________________

TENANT

Priya Rajendran

Chief Executive Officer

Sunrise Trading Pte. Ltd.

Date: ____________________

What Is a Commercial Lease Agreement?

A commercial lease agreement is a legally binding contract between a landlord and a business tenant (lessee) granting the tenant the right to occupy and use commercial premises — such as office space, retail shops, shophouses, warehouses, or industrial buildings — for a specified period in exchange for the payment of rent. Unlike a residential tenancy, a commercial lease is not subject to the Singapore Residential Tenancies Act 2020 and involves considerably more complex negotiation: rent review mechanisms, service charges, permitted use restrictions, assignment and subletting rights, reinstatement obligations, and landlord's security deposit requirements. A commercial lease in Singapore is a significant business commitment, and its terms directly affect the tenant's operating costs, flexibility, and exit options.

In Singapore, commercial leases are primarily governed by the Conveyancing and Law of Property Act (Cap. 61) (CLPA) and the general law of contract under the Contract Act (Cap. 25). The CLPA implies certain terms into leases — including the landlord's covenant for quiet enjoyment (that the tenant will not be disturbed in their use of the premises) and the tenant's covenant to pay rent. Commercial leases in Singapore are typically longer than residential tenancies — commonly three years, with an option to renew for a further three years. Major shopping centre leases may run for five to ten years. For industrial premises, JTC Corporation (the Singapore government's industrial property developer and manager) has its own standard lease terms and requirements, including permitted use restrictions and assignment conditions.

The Urban Redevelopment Authority (URA) regulates the use of commercial premises in Singapore through its zoning and land use planning framework. A Singapore commercial lease must specify the permitted use of the premises consistent with the URA's zoning designation — for example, a premises zoned for "Office" use cannot lawfully be used as a food and beverage outlet without URA change of use approval. Tenants must verify the approved use of Singapore commercial premises before signing a lease and ensure their intended business activity is permissible. The Property Tax Act (Cap. 254) imposes property tax on commercial premises in Singapore, which is typically borne by the landlord but may be passed on to the tenant by agreement. Stamp duty on Singapore commercial leases is payable at 0.4% of the total rent under the Stamp Duties Act (Cap. 312), stamped through the IRAS e-Stamping portal within fourteen days of execution.

What This Template Covers

Our Singapore commercial lease agreement template provides a comprehensive framework for office, retail, and industrial tenancies in Singapore.

Parties' Details

Full legal names, UEN (for Singapore companies), registered addresses, and contact details of landlord and tenant.

Premises Description

Full address, floor area, unit number, and description of the Singapore commercial premises, including any common areas and car parking spaces included in the lease.

Permitted Use

The specific use approved for the premises under Singapore URA zoning — the tenant may only use the premises for this purpose without prior landlord and regulatory consent.

Lease Term and Commencement

Start date, end date, and duration of the Singapore commercial lease, with the terms of any option to renew.

Gross Rent vs Net Rent

Choice between gross rent (all-inclusive) and net rent (base rent plus service charge and other outgoings specified separately).

Service Charge and Outgoings

Service charge rate and what it covers: building maintenance, security, air-conditioning to common areas, and other Singapore building management outgoings.

Rent Review Mechanism

Terms for any Singapore rent review during the lease — whether by fixed percentage, CPI index, or open market rental review.

Security Deposit

Amount of the security deposit (typically three to six months' gross rent for Singapore commercial tenancies), conditions for deduction, and timeline for return.

Fit-Out and Reinstatement

Tenant's right to fit out the Singapore premises, landlord's approval requirements, and the obligation to reinstate the premises to their original condition at lease end.

Assignment and Subletting

Conditions under which the Singapore tenant may assign the lease or sublet the premises — typically requiring the landlord's prior written consent.

Distress Remedy

Singapore landlord's right under the Distress Act (Cap. 84) to distrain the tenant's goods on the premises for non-payment of rent, with appropriate tenant notice provisions.

Governing Law and Jurisdiction

Singapore law as governing law; Singapore courts or Singapore Mediation Centre (SMC) for dispute resolution.

How to Create a Singapore Commercial Lease Agreement

Follow these steps to produce a comprehensive, stamp-duty compliant commercial lease agreement for Singapore.

1
Verify URA Zoning and Permitted Use
Before signing any Singapore commercial lease, verify that the intended business use is consistent with the URA's zoning designation for the premises. Check the Singapore URA Master Plan and, if uncertain, apply to the URA for a provisional use permission. A lease signed for a Singapore premises that cannot lawfully be used for the intended purpose may be void or voidable.
2
Negotiate the Commercial Terms
Agree the monthly rent (gross or net), service charge, lease term, rent review mechanism, security deposit, fit-out period, and option to renew. For Singapore retail leases, also negotiate the turnover rent clause (if any) and the landlord's operating hours requirements. Engage a Singapore commercial property agent (CEA licensed) if needed.
3
Complete and Review the Draft
Complete the template with all agreed terms. Ensure the permitted use, reinstatement obligations, and fit-out approval process are clearly documented. Both landlord and tenant should have the draft reviewed — a Singapore-qualified property lawyer review is strongly recommended for leases of three years or more.
4
Execute the Lease
Both parties sign the commercial lease agreement. For Singapore companies, the agreement should be executed by authorised signatories as required by the company's constitution and the Companies Act 1967 (Cap. 50). Consider registering the lease with the Singapore Land Authority (SLA) for leases exceeding three years.
5
Stamp the Lease via IRAS e-Stamping
Pay Singapore stamp duty via the IRAS e-Stamping portal within fourteen days of execution. The rate is 0.4% of the total rent for the lease period. Retain the stamped document for use in any Singapore court or dispute proceedings. For JTC industrial premises, also comply with JTC's specific lease registration and assignment requirements.

Legal Considerations

Singapore commercial leases involve complex legal and regulatory considerations that differ significantly from residential tenancies. Landlords and tenants should understand the key rules.

This template is provided for informational purposes only and does not constitute legal advice. For advice tailored to your situation, consult a Singapore-qualified lawyer or visit the Law Society of Singapore.

Reviewed for Singapore Law

Conveyancing and Law of Property Act (Cap. 61) — Implied Covenants

The Singapore Conveyancing and Law of Property Act (Cap. 61) (CLPA) implies certain covenants into commercial leases: the landlord's covenant for quiet enjoyment (the tenant will not be disturbed in their use of the Singapore premises), the landlord's covenant not to derogate from the grant, and — for furnished premises — the implied covenant that the premises are fit for habitation at the commencement of the tenancy. The CLPA also governs the landlord's right to forfeit the lease for non-payment of rent or breach of covenant, subject to the tenant's right to apply to the Singapore courts for relief from forfeiture. In Singapore, a landlord who prematurely terminates a commercial lease without following the proper CLPA and common law procedure may be liable in damages to the tenant.

Distress Act (Cap. 84) — Landlord's Right to Distrain

Under the Singapore Distress Act (Cap. 84), a Singapore landlord has the right to distrain (seize) a tenant's goods on the commercial premises as security for unpaid rent. This remedy is available without first obtaining a court order, making it a powerful and immediate tool for Singapore landlords whose commercial tenants default on rent. The landlord (or an authorised agent) may instruct a bailiff to enter the premises and seize goods to the value of the rent owed. The seized goods may then be sold by public auction after a prescribed notice period. The Distress Act remedy is subject to certain exceptions — goods belonging to third parties (not the tenant), goods exempt from distress, and CPF-protected sums — and must be exercised in strict compliance with the Act's procedural requirements.

URA Zoning and Change of Use Requirements

The Urban Redevelopment Authority (URA) administers Singapore's land use zoning framework under the Planning Act (Cap. 232). Every Singapore commercial premises has an approved use consistent with the URA Master Plan. A tenant who uses Singapore commercial premises for a purpose other than the URA-approved use without first obtaining change of use permission commits a planning offence and may be required to cease the unauthorised use and pay a penalty. Singapore landlords typically include a covenant requiring the tenant to comply with URA requirements and to use the premises only for the permitted use. Before signing a Singapore commercial lease, the prospective tenant should conduct a URA MyENV or URA SPACE search to verify the approved use of the premises.

Reinstatement Obligations and Fit-Out in Singapore Commercial Leases

Singapore commercial leases typically impose a comprehensive reinstatement obligation on the tenant at the end of the lease: the tenant must remove all fixtures and fittings installed during the tenancy, repair any damage caused, and return the Singapore premises to their original shell condition. Reinstatement is a significant cost for Singapore commercial tenants — particularly for retail and F&B tenants who have invested heavily in fit-out. The lease should clearly define the reinstatement standard and what constitutes "original condition". Tenants should negotiate a schedule of condition at the commencement of the tenancy, supported by a photographic record, to limit any reinstatement liability to damage caused during the tenancy.

Frequently Asked Questions

Create Your Singapore Commercial Lease Agreement Today

Generate a comprehensive, stamp-duty compliant commercial lease for Singapore in minutes. Cover rent, URA permitted use, reinstatement, and distress remedy — then stamp via IRAS e-Stamping for full legal enforceability in Singapore.

Create Your Commercial Lease Agreement Browse All Templates

Free · Instant PDF · No account required