Does the Residential Tenancies Act 2020 apply to my Singapore tenancy?

The Singapore RTA 2020 applies to private residential properties (condominiums, apartments, landed properties, executive condominiums) let for residential purposes. It does not apply to HDB flat rentals (governed by HDB rules), short-term rentals of less than three months under URA guidelines, or certain excluded tenancies. Most private residential tenancies in Singapore commenced after 22 July 2021 are covered by the RTA.

How much stamp duty do I pay on a Singapore tenancy agreement?

For a tenancy of more than one year, Singapore stamp duty is 0.4% of the total rent for the entire lease period. For a tenancy of one year or less, it is S$1 per S$250 of average annual rent. Stamp duty is paid through the IRAS e-Stamping portal within fourteen days of signing. In Singapore practice, the tenant typically bears this cost, but the parties may agree otherwise.

What is the standard security deposit for a Singapore residential tenancy?

The standard Singapore security deposit is one to two months' rent — one month for a one-year tenancy and two months for a two-year tenancy in common Singapore market practice. The deposit is held by the landlord and must be returned within a reasonable period at the end of the tenancy, less any legitimate deductions for damage, unpaid rent, or outstanding utilities.

What is the diplomatic clause in a Singapore tenancy agreement?

The Singapore diplomatic clause allows a tenant to terminate the tenancy early (typically after a minimum period of twelve months) on two months' written notice — originally designed for diplomatic and expatriate tenants who may be posted overseas or recalled unexpectedly. It is now widely used in Singapore residential tenancies as a general early termination clause. Landlords may negotiate for a longer minimum period or a higher notice requirement.

Can my landlord evict me without notice in Singapore?

No. Under the Residential Tenancies Act 2020, a Singapore landlord cannot evict a tenant without following the correct legal process. The landlord must first serve the appropriate notice (typically one to two months for breach of payment obligations), allow the tenant to remedy the breach, and — if the tenant does not vacate — apply to the Singapore courts for a writ of possession. Unlawful eviction (e.g. changing locks, removing the tenant's belongings) is unlawful in Singapore.

Do I need a CEA-licensed agent to rent property in Singapore?

A Singapore licensed property agent (holding a CEA estate agent's licence) is not legally required for a residential tenancy, but is strongly recommended — particularly for expatriates unfamiliar with the Singapore rental market. Under CEA rules, property agents in Singapore must be licensed and must act in accordance with CEA's Code of Ethics. Using an unlicensed agent is unlawful in Singapore and the agent's commission may be irrecoverable.

How do I resolve a tenancy dispute in Singapore?

The Singapore Rental Disputes Resolution Framework under the Residential Tenancies Act 2020 provides an accessible, affordable mechanism for resolving residential tenancy disputes. For HDB flat tenancy disputes, HDB provides a mediation service. Disputes may also be referred to the Singapore Community Disputes Resolution Tribunal (CDRT) for neighbour disputes, or the Singapore courts for larger claims. The Small Claims Tribunal (SCT) covers tenancy disputes involving amounts up to S$20,000.

What are my reinstatement obligations at the end of a Singapore tenancy?

In Singapore, a tenant is typically required to return the property in its original condition at the end of the tenancy — fair wear and tear excepted. This means removing any fixtures, fittings, or installations added during the tenancy and repairing any damage caused. Reinstatement obligations are usually detailed in the tenancy agreement and the agreed schedule of condition. Failure to reinstate may result in deductions from the security deposit or a claim under the Singapore Rental Disputes Resolution Framework.

RentalSG

Residential Tenancy Agreement Template (Singapore)

A properly drafted residential tenancy agreement is the foundation of any successful landlord-tenant relationship in Singapore. Our free Singapore residential tenancy agreement template is aligned with the Residential Tenancies Act 2020 (RTA), the Stamp Duties Act (Cap. 312), and the Council for Estate Agencies (CEA) guidelines — covering stamp duty, security deposits, the diplomatic clause, and the Singapore Rental Disputes Resolution Framework.

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RESIDENTIAL TENANCY AGREEMENT

LANDLORD

Tan Ah Kow

10 Shenton Way, #20-01, Singapore 079117 (S7012345D)

TENANT

Ahmad Bin Ismail

45 Clementi Avenue 3, #12-200, Singapore 129955 (NRIC/FIN/Passport: S8901234G)

Commencement: 1 May 2026 · Expiry: 30 April 2028

HDB Flat · Rent: SGD 2,800/month

This Residential Tenancy Agreement ("Agreement") is made on 1 May 2026 between Tan Ah Kow ("Landlord") and Ahmad Bin Ismail ("Tenant"). The Landlord hereby lets and the Tenant hereby takes the Property described below on the terms and conditions set out in this Agreement. 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 PROPERTY

The Landlord lets to the Tenant the following property ("the Property"):

Address	Block 123, Toa Payoh Lorong 1 #08-456, Singapore 310123
Property Type	HDB Flat
Tenure	2 years
Commencement	1 May 2026
Expiry	30 April 2028

TENANCY PERIOD

The tenancy shall commence on 1 May 2026 and expire on 30 April 2028 (the "Tenancy Period"), a term of approximately 2 years, unless sooner terminated in accordance with this Agreement. This Agreement shall constitute a fixed-term tenancy. At the expiry of the Tenancy Period, the Tenant shall vacate the Property and deliver vacant possession to the Landlord unless the parties agree in writing to a renewal of this Agreement. Any holding over after the expiry of the Tenancy Period shall be deemed a month-to-month tenancy at the same monthly rent, terminable by either party on one (1) month's written notice.

RENT

The Tenant shall pay to the Landlord a monthly rent of SGD 2,800 per month ("Monthly Rent"), payable in advance on the first day of each calendar month throughout the Tenancy Period. Payment shall be made by bank transfer, GIRO, or such other method as the Landlord may specify in writing. Residential properties are exempt from Goods and Services Tax (GST) under the Goods and Services Tax Act (Cap 117A). In the event of partial months, rent shall be apportioned on a daily basis.

SECURITY DEPOSIT

Upon execution of this Agreement, the Tenant shall pay to the Landlord a security deposit equivalent to 2 months's rent (SGD 2,800 × 2) ("Security Deposit"). The Security Deposit shall be held by the Landlord as security for the Tenant's performance of all obligations under this Agreement. The Security Deposit shall not be treated as payment of rent. The Landlord shall return the Security Deposit to the Tenant within fourteen (14) days after the expiry or earlier termination of the tenancy, less any deductions for: (a) unpaid rent; (b) damage to the Property beyond fair wear and tear; (c) any breach of the Tenant's obligations under this Agreement; and (d) costs reasonably incurred by the Landlord in reinstatement or repair attributable to the Tenant's breach. The Landlord shall provide a written itemised account of any deductions made.

STAMP DUTY

The Tenant shall be responsible for the stamping of this Agreement and payment of the applicable ad valorem stamp duty to the Inland Revenue Authority of Singapore (IRAS) within fourteen (14) days of the execution of this Agreement, as required under the Stamp Duties Act (Cap 312). The applicable stamp duty is calculated at 0.4% of the annual rent multiplied by the number of years of the lease, subject to the prescribed minimum. Failure to stamp this Agreement renders it inadmissible in evidence and may attract penalties. A stamped copy of this Agreement shall be provided to all parties.

PERMITTED USE

The Tenant shall occupy and use the Property solely as a private residential dwelling for the Tenant and the Tenant's immediate family members only. The Tenant shall not use the Property or permit it to be used for any business, commercial, illegal, or immoral purpose, or for any purpose that may constitute a nuisance or annoyance to neighbouring occupiers or that may invalidate any insurance policy maintained by the Landlord over the Property. The number of occupants shall not exceed the number permitted under applicable laws and regulations, including HDB regulations (if applicable).

UTILITIES AND OUTGOINGS

The Tenant shall be solely responsible for all utility accounts and charges including electricity, water, gas, and broadband internet. The Tenant shall arrange for the transfer of utility accounts with SP Group and other service providers into the Tenant's name on or before the commencement date of the tenancy and shall arrange for the accounts to be reverted to the Landlord's name (or disconnected) upon the expiry or earlier termination of the tenancy. Property tax and maintenance fees payable to the Management Corporation Strata Title (MCST) or Town Council (where applicable) shall be borne by the Landlord.

MAINTENANCE AND REPAIRS

The Tenant shall, at the Tenant's own cost and expense: (a) keep the interior of the Property, including all fixtures, fittings, furniture, appliances, and air-conditioning units (if any), in good and tenantable repair throughout the Tenancy Period; (b) be responsible for minor repairs and maintenance not exceeding SGD 150 per occurrence; and (c) promptly notify the Landlord in writing of any structural defect, damage, or malfunction requiring the Landlord's attention. The Landlord shall be responsible for all structural repairs, external fabric of the building, and any repair or replacement of major appliances (not arising from misuse or neglect by the Tenant) costing more than SGD 150 per occurrence.

AIR-CONDITIONING SERVICING

The Tenant shall arrange and pay for the servicing and maintenance of all air-conditioning units within the Property by a licensed air-conditioning contractor at least once every three (3) months throughout the Tenancy Period. The Tenant shall retain receipts or service records evidencing such servicing and shall provide copies to the Landlord upon request. If the Tenant fails to service the air-conditioning units as required, the Landlord may arrange for servicing at the Tenant's expense and deduct the cost from the Security Deposit. Gas top-up for gas-cooled systems shall be at the Landlord's expense; refrigerant replacement arising from tenant misuse shall be at the Tenant's expense.

10.

ALTERATIONS AND ADDITIONS

The Tenant shall not make any structural alterations, additions, or improvements to the Property without the prior written consent of the Landlord and, where required, the prior written approval of HDB, the MCST, or the relevant competent authority. Any approved alterations shall be carried out by licensed contractors in accordance with applicable Building Control Act (Cap 29) requirements. All approved and unapproved improvements shall at the Landlord's election vest in the Landlord at the end of the tenancy without compensation, or be removed and the Property restored to its original condition at the Tenant's cost.

11.

SUBLETTING

The Tenant shall not sublet the Property or any part thereof, or permit any person other than the permitted occupiers listed in this Agreement to reside in the Property, without the prior written consent of the Landlord and the prior written approval of the Housing and Development Board (HDB), as required under the Housing and Development Act (Cap 129). The minimum subletting period for non-Malaysian foreigners is six (6) months. Any subletting without HDB approval constitutes a breach of this Agreement and of the HDB tenancy terms, and may result in compulsory acquisition of the flat by HDB. The Landlord and Tenant acknowledge that the responsibility to comply with HDB subletting regulations rests with the registered flat owner (Landlord).

12.

INVENTORY

Where the Landlord provides furniture, appliances, or other items at the Property, an inventory list shall be attached to this Agreement as a schedule and signed by both parties at the commencement of the tenancy. The Tenant shall check the inventory upon commencement and notify the Landlord in writing within five (5) business days of any discrepancy or pre-existing damage. In the absence of such notification, the Tenant shall be deemed to have accepted the inventory and the condition of all items. At the end of the tenancy, the inventory shall be jointly checked by the Landlord and Tenant, and any missing or damaged items (beyond fair wear and tear) shall be made good by the Tenant at replacement or repair cost.

13.

RIGHT OF RE-ENTRY

If: (a) the Monthly Rent or any part thereof remains unpaid for fourteen (14) days after becoming due (whether formally demanded or not); (b) the Tenant commits a material breach of any covenant in this Agreement and, where the breach is capable of remedy, fails to remedy it within fourteen (14) days of written notice from the Landlord; (c) the Tenant becomes insolvent, bankrupt, or makes any arrangement with creditors; or (d) the Property is abandoned by the Tenant; then the Landlord may, without prejudice to any other rights or remedies, re-enter and take possession of the Property pursuant to the Distress Act (Cap 84) (in respect of unpaid rent) or by lawful means. Re-entry shall not release the Tenant from any accrued liability.

14.

NOTICE PERIOD

Either party shall give the other not less than 2 months's written notice of intention not to renew the tenancy at the expiry of the Tenancy Period. Notices shall be in writing and served by hand delivery, registered post, or email to the last known address or email address of the other party. Notices served by registered post are deemed received on the second working day after posting. Notices served by email are deemed received on the date of transmission if sent before 6:00 pm on a business day, or on the next business day if sent after 6:00 pm or on a non-business day.

15.

REINSTATEMENT AT END OF TENANCY

At the expiry or earlier termination of this Agreement, the Tenant shall deliver up the Property to the Landlord in the same good and tenantable repair and condition as it was at the commencement of the tenancy, fair wear and tear excepted. The Tenant shall restore any alterations or additions (whether or not approved) to the original state unless the Landlord agrees in writing to retain them. All keys, access cards, and car park access devices shall be returned to the Landlord on the date of handover.

16.

QUIET ENJOYMENT

The Landlord covenants with the Tenant that, so long as the Tenant performs the Tenant's obligations under this Agreement, the Tenant shall have quiet enjoyment of the Property during the Tenancy Period without any interruption or disturbance by the Landlord or any person claiming through or under the Landlord. The Landlord shall be entitled to inspect the Property on reasonable notice of not less than 48 hours (except in the case of emergency), at a time agreed with the Tenant.

17.

PROPERTY AGENT

Where a licensed real estate agent ("Agent") registered with the Council for Estate Agencies (CEA) under the Property Agents (Estate Agency) Act 2010 has been engaged by either party, the Agent's commission shall be borne by the party who engaged the Agent, unless otherwise expressly agreed in writing. The Agent is not a party to this Agreement and assumes no liability for the performance of either party's obligations hereunder. Both parties acknowledge the CEA's Good Landlord/Good Tenant code of conduct.

18.

ELECTRONIC EXECUTION

This Agreement may be executed electronically. Electronic signatures are valid and binding under the Electronic Transactions Act 2010 (Cap 88). Both parties agree that an electronically executed copy shall have the same legal force and effect as an original wet-ink signature. Notwithstanding electronic execution, this Agreement shall still be stamped at IRAS as required by the Stamp Duties Act (Cap 312).

19.

GOVERNING LAW

This Agreement is governed by and shall be construed in accordance with the laws of the Republic of Singapore. Any dispute, claim, or controversy arising out of or in connection with this Agreement, including any question regarding its existence, validity, or termination, shall be subject to the exclusive jurisdiction of the courts of Singapore. The parties expressly exclude the application of the Contracts (Rights of Third Parties) Act 2001 (Cap 53B) to this Agreement — no person other than the parties shall have any right to enforce any term of this Agreement. The Unfair Contract Terms Act (Cap 396) applies to the extent required by law.

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

LANDLORD

Tan Ah Kow

Date: ____________________

TENANT

Ahmad Bin Ismail

Date: ____________________

What Is a Residential Tenancy Agreement?

A residential tenancy agreement (also called a tenancy agreement or lease) is a legally binding contract between a landlord and a tenant that sets out the terms on which the tenant is permitted to occupy a residential property in exchange for the payment of rent. It records the parties, the property address, the monthly rent in Singapore dollars, the duration of the tenancy, the security deposit, and each party's obligations — covering maintenance, subletting, utilities, and the conditions for termination. A written tenancy agreement protects both the landlord and the tenant by preventing disputes about what was agreed and providing a clear record of each party's rights.

In Singapore, residential tenancies for private residential properties are primarily governed by the Residential Tenancies Act 2020 (RTA), which came into force on 22 July 2021. The RTA introduced a formal legal framework for residential tenancies in Singapore for the first time — previously, tenancy agreements were governed only by the general law of contract and the Conveyancing and Law of Property Act (Cap. 61). The RTA applies to residential premises let for residential purposes (including condominiums, landed properties, and apartments) but does not apply to HDB flat rentals (which are governed by HDB rules and the Housing Development Act Cap. 129) or to certain other excluded tenancies. Under the RTA, Singapore landlords and tenants have specific rights and obligations, including the right to a written tenancy agreement, protection against unlawful eviction, and access to the Singapore Rental Disputes Resolution Framework for dispute resolution.

Stamp duty is payable on all Singapore tenancy agreements under the Stamp Duties Act (Cap. 312). The applicable rate is 0.4% of the total rent for the lease period (for leases exceeding one year), or S$1 for every S$250 of the average annual rent (for leases of one year or less). Stamp duty must be paid within fourteen days of execution if the agreement is executed in Singapore, or within thirty days of receipt in Singapore if executed overseas. Payment is made through the IRAS e-Stamping online portal. An unstamped tenancy agreement in Singapore cannot be produced as evidence in legal proceedings — making early stamping essential. Singapore residential tenancies arranged through a licensed property agent must comply with Council for Estate Agencies (CEA) guidelines, including the use of the standard tenancy agreement prescribed by CEA for HDB flat rentals.

What This Template Covers

Our Singapore residential tenancy agreement template addresses all key provisions for a private residential tenancy, in compliance with the Residential Tenancies Act 2020 and Singapore practice.

Parties' Details

Full legal names, NRIC/FIN or passport numbers, and addresses of the landlord and all tenants (including joint tenants).

Property Description

Full address of the Singapore residential property, unit number, strata lot number (for condominium units), and any included furniture or fittings.

Tenancy Period and Commencement Date

Start date, end date, and duration of the Singapore tenancy, with an option for an automatic renewal clause.

Monthly Rent and Payment Terms

Monthly rental amount in Singapore dollars (S$), due date, method of payment (GIRO, PayNow, cheque), and late payment consequences.

Security Deposit

Amount of the security deposit (typically one to two months' rent in Singapore), conditions for deduction, and timeline for return at the end of the tenancy.

Stamp Duty Allocation

Identification of which party (typically the tenant in Singapore) bears responsibility for payment of stamp duty to IRAS under the Stamp Duties Act (Cap. 312).

Utilities and Outgoings

Allocation of responsibility for electricity, water, gas, internet, air-conditioning servicing, and Singapore property tax between landlord and tenant.

Tenant's Obligations

Prohibition on subletting without consent, obligation to maintain the property in good repair, no structural alterations, compliance with Singapore by-laws and management corporation (MCST) rules.

Landlord's Obligations

Quiet enjoyment, maintenance of structure and essential services, and response to repair requests within a reasonable time under Singapore law.

Diplomatic Clause

Standard Singapore diplomatic clause allowing early termination after a minimum period (typically twelve months) by either party on two months' written notice — commonly requested by expatriate tenants.

Reinstatement Obligations

Tenant's obligation to reinstate the Singapore property to its original condition (fair wear and tear excepted) at the end of the tenancy.

Dispute Resolution

Reference to the Singapore Rental Disputes Resolution Framework under the RTA 2020 for resolving tenancy disputes efficiently and affordably.

How to Create a Singapore Residential Tenancy Agreement

Follow these steps to produce a complete, stamp-duty compliant residential tenancy agreement for Singapore.

1
Agree the Key Commercial Terms
Before drafting, confirm the monthly rent in Singapore dollars, the tenancy period (typically one or two years), the security deposit (usually one to two months' rent), and any special terms — such as the diplomatic clause, pet policy, or air-conditioning servicing frequency. Write these down before completing the template.
2
Complete the Template
Enter the landlord's and tenant's full legal details (NRIC/FIN or passport number), the Singapore property address (including unit number and strata lot number for condominiums), and all agreed commercial terms. Include all persons who will occupy the property as named tenants.
3
Review and Negotiate
Both landlord and tenant should review the draft agreement carefully. In Singapore, it is common for a licensed property agent (holding a CEA licence) to facilitate the review and negotiation of the tenancy agreement terms. Ensure the reinstatement clause and the schedule of condition are agreed before signing.
4
Sign the Tenancy Agreement
Both landlord and all named tenants sign the agreement. In Singapore, both parties typically execute two original copies — one for each party. Electronic signatures are valid under the Electronic Transactions Act 2010 (Cap. 88) for tenancy agreements.
5
Stamp the Agreement via IRAS e-Stamping
Pay Singapore stamp duty via the IRAS e-Stamping portal within fourteen days of execution. The applicable rate for a tenancy exceeding one year is 0.4% of the total rent payable. The stamped document is then admissible as evidence in Singapore court or RTA dispute proceedings. The tenant typically bears the stamp duty cost in Singapore.

Legal Considerations

Singapore residential tenancy law underwent significant reform with the Residential Tenancies Act 2020. Both landlords and tenants should understand their rights and obligations under the new framework.

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

Residential Tenancies Act 2020 (RTA) — Rights and Obligations

The Residential Tenancies Act 2020 (RTA), which came into force on 22 July 2021, is the primary Singapore statute governing residential tenancies for private properties. The RTA introduced a mandatory written tenancy agreement requirement, minimum terms implied by law (including the landlord's obligation to maintain the property in a reasonable state of repair), and protection against unlawful eviction. Under the RTA, a Singapore landlord may not evict a tenant without following the correct legal process — including serving the appropriate notice and, for RTA-covered tenancies, applying to the Singapore courts for a writ of possession if the tenant does not vacate. The RTA also introduced the Singapore Rental Disputes Resolution Framework, providing an accessible, affordable mechanism for resolving tenancy disputes without full court litigation.

Stamp Duties Act (Cap. 312) — Stamp Duty on Singapore Tenancy Agreements

All Singapore tenancy agreements must be stamped under the Stamp Duties Act (Cap. 312). For a residential tenancy of more than one year in Singapore, the stamp duty rate is 0.4% of the total rent payable during the entire tenancy period. For a one-year tenancy with monthly rent of S$3,000, the total rent is S$36,000 and the stamp duty is S$144. For a two-year tenancy at S$3,000 per month, total rent is S$72,000 and stamp duty is S$288. Stamping is done through the IRAS e-Stamping portal. In Singapore practice, it is conventional for the tenant to bear the stamp duty cost, but this is a matter for the parties to agree. An unstamped Singapore tenancy agreement is inadmissible as evidence in court proceedings.

HDB Flat Rentals — Separate Framework

Singapore HDB flat rentals are not covered by the Residential Tenancies Act 2020. HDB flat subletting is regulated by the Housing Development Board (HDB) under the Housing Development Act (Cap. 129) and HDB's subletting rules. HDB flat owners wishing to rent out their flat must have fulfilled the minimum occupation period (MOP — typically five years for new flats) and must obtain HDB approval before subletting. HDB applies a non-citizen quota (30% of each HDB block, 20% of each neighbourhood for Malay tenants) and requires the owner to register the tenancy with HDB online. Tenants of HDB flats should ensure their landlord has HDB approval before signing a tenancy agreement. Stamp duty is still payable on HDB flat tenancy agreements through IRAS e-Stamping.

Security Deposits and Deductions in Singapore

A security deposit in a Singapore residential tenancy is typically one to two months' rent. At the end of the tenancy, the Singapore landlord may deduct from the deposit for: unpaid rent, damage beyond fair wear and tear, outstanding utility bills, and cost of reinstating the property to its original condition. The landlord must return the balance of the deposit within a reasonable period after the tenant vacates — typically fourteen to twenty-one days in Singapore practice. Disputes about security deposit deductions are among the most common tenancy disputes in Singapore and may be referred to the Singapore Rental Disputes Resolution Framework under the RTA 2020.

Frequently Asked Questions

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Generate an RTA-compliant residential tenancy agreement for Singapore in minutes. Cover rent, deposit, stamp duty, and the diplomatic clause — then stamp via IRAS e-Stamping for full legal protection.

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