Drafting a tenancy agreement in Singapore as a landlord means locking down rent, security deposit, stamp duty responsibility, the diplomatic clause, and maintenance obligations in one document both parties sign before the tenant moves in. Skip any of these and you're the one exposed when a tenant breaks the lease early or disputes a repair bill in 2026.
- A tenancy agreement singapore landlord draft needs 8-10 clauses to survive a dispute, not just rent and dates.
- Stamp duty on the agreement runs 0.4% of total rent for the lease term, usually paid by the tenant.
- Security deposit customarily equals one month's rent per lease year, capped near two months for a standard two-year term.
- A diplomatic clause is standard practice on expat leases of two years or more and lets a relocating tenant exit early.
- IRAS e-Stamping deadlines are 14 days after signing in Singapore, 30 days if signed abroad.
Why this matters
A badly drafted tenancy agreement doesn't show its cracks until something goes wrong: a tenant claims the aircon was never serviced, a corporate relocation ends the lease at month 14, or nobody can agree on who owes the last month's stamp duty. In Singapore, the agreement is the only document that decides who's right in 2026, because there's no statutory tenancy law spelling out defaults the way some countries have. If you'd rather not draft this from scratch, Ang Moh Property Agent's property agent service for landlords handles the clauses, the stamp duty filing, and tenant vetting so the paperwork doesn't fall apart later.
How do you draft a tenancy agreement in Singapore as a landlord?
Start with the terms both sides have actually agreed on, then build the document around them. A tenancy agreement drafted in Singapore in 2026 typically follows this sequence:
- Confirm the core terms first — rent amount, lease start and end dates, and whether there's an option to renew — before anyone drafts anything.
- Use the CEA's prescribed Tenancy Agreement template as your base, or ask your property agent for the version they use for landlord clients.
- State the security deposit amount and the conditions under which it's returned, including how many days after move-out.
- Insert the diplomatic clause if the lease runs two years or longer, especially for tenants on employment passes who may be reassigned.
- Assign stamp duty responsibility and note the filing deadline — IRAS requires e-Stamping within 14 days of signing if the agreement is signed in Singapore, or 30 days if signed overseas.
- List maintenance and repair obligations clearly, including who arranges routine servicing like aircon maintenance.
- Attach an inventory and condition report as a signed annex — this is the single biggest source of deposit disputes when it's missing.
- Both parties sign and date, then file the stamp duty payment before the tenant takes possession.
Stamp duty on a Singapore tenancy agreement: 0.4% of total rent
Stamp duty on a tenancy agreement in Singapore is calculated at 0.4% of the total rent payable over the lease term. For leases longer than four years, IRAS calculates it as 0.4% of four times the average annual rent instead of the actual total. Convention in the Singapore rental market has the tenant paying this cost, but the agreement should state it explicitly rather than assume it — landlords who leave this clause vague end up chasing tenants for reimbursement after the lease has already started.
Security deposit: typically one month's rent per lease year
There's no law fixing the security deposit amount in Singapore, but the customary practice landlords and agents follow is one month's rent for every year of the lease, capped around two months for a standard two-year term. The agreement should state the deposit amount, where it's held, and the exact deductions allowed — unpaid utilities, damage beyond normal wear, or unpaid rent. Vague deposit clauses are the number one reason landlord-tenant disputes end up in Small Claims Tribunal.
Diplomatic clause: the clause every landlord renting to expats needs
A diplomatic clause is standard on leases of two years or more when the tenant is a relocating professional, and it lets the tenant terminate early if their employment ends or they're transferred out of Singapore. Common practice sets a minimum occupation period — often 12 months — before the clause can be invoked, plus a notice period of around two months. Without this clause, an expat tenant who gets reassigned mid-lease has no clean exit, and landlords often end up negotiating an ad hoc settlement instead of following agreed terms.
Get your tenancy agreement drafted properly
Landlord service covers clauses, stamp duty filing, and tenant vetting.
Why tenancy agreement terms vary from lease to lease
No two Singapore tenancy agreements look identical, and the differences usually come down to a handful of factors:
- Property type — HDB flats carry subletting approval requirements that private condos don't.
- Lease length — a one-year lease rarely needs a diplomatic clause; a two-year lease usually should have one.
- Tenant profile — corporate-sponsored expats often negotiate different notice periods than individual tenants signing on their own.
- Furnishing status — furnished units need a detailed inventory annex; unfurnished ones need less.
- Market conditions in 2026 — in a landlord-favourable or tenant-favourable market, negotiating leverage on deposit and renewal terms shifts accordingly.
- Agent involvement — agreements drafted with a property agent tend to include clauses first-time landlords forget, like maintenance cut-offs and early-termination penalties.
Do I need a lawyer to draft a tenancy agreement in Singapore?
Most landlords in Singapore do not need a lawyer to draft a standard tenancy agreement in 2026 — the CEA prescribed template covers the majority of residential rentals. A lawyer becomes worthwhile for complex situations: corporate leases with multiple guarantors, Good Class Bungalow rentals, or agreements involving a company as tenant rather than an individual.
Can a landlord change a tenancy agreement after both parties sign?
A signed tenancy agreement in Singapore cannot be changed unilaterally by the landlord once the tenant has signed — any amendment needs written agreement from both sides. This is why the drafting stage matters more than the negotiation stage; verbal understandings that never made it into the document carry no weight later.
Is a verbal rental agreement enforceable in Singapore?
A verbal rental agreement is difficult to enforce in Singapore because there's no signed record of the terms both parties agreed to. Disputes over rent amount, deposit, or lease length default to whatever can be proven, which usually favours whoever kept written correspondence — a signed tenancy agreement removes that risk entirely.
FAQ
What clauses must a Singapore tenancy agreement include?
A Singapore tenancy agreement needs the lease term, rent amount, security deposit terms, stamp duty responsibility, maintenance obligations, and an inventory list at minimum. Leases of two years or more should also carry a diplomatic clause.
How much is stamp duty on a tenancy agreement in Singapore?
Stamp duty on a tenancy agreement in Singapore in 2026 is 0.4% of the total rent payable over the lease term. Leases beyond four years are calculated at 0.4% of four times the average annual rent instead.
Who pays stamp duty, the landlord or the tenant?
Convention in the Singapore rental market has the tenant pay stamp duty, but this isn't a legal requirement and should be stated explicitly in the agreement. Leaving it unstated is a common source of disputes after signing.
How much security deposit can a landlord collect in Singapore?
There's no fixed legal cap, but customary practice is one month's rent per year of the lease, typically capped around two months for a standard two-year term. The agreement should specify the exact deduction conditions.
What is a diplomatic clause in a Singapore tenancy agreement?
A diplomatic clause lets a tenant terminate the lease early if their employment ends or they're relocated, common on leases of two years or more. It typically requires a minimum stay of around 12 months and a notice period of about two months.
Can a landlord draft the tenancy agreement without an agent?
Yes, landlords can use the CEA's prescribed Tenancy Agreement template to draft one directly without hiring an agent. Doing so without local experience often means missing clauses that only surface once a dispute happens.
How long does IRAS give landlords to stamp a tenancy agreement?
IRAS requires the tenancy agreement to be e-stamped within 14 days of signing if signed in Singapore, or 30 days if signed overseas. Missing this deadline attracts a penalty on top of the duty owed.
One last thing
The clause landlords in Singapore skip most often in 2026 isn't the diplomatic clause — it's the signed inventory and condition report. Deposit disputes almost always trace back to a missing annex, not a missing rent figure, so attach photos and a written list before the tenant moves in, not after they move out.
