Decide your target rent before you start searching. For a clear and usable benchmark, use these exact monthly figures when evaluating listings. They reflect what a practical tenant will pay in typical market conditions and remove the guesswork.
Central districts including Orchard, Downtown Core and Marina Bay. Master room with ensuite in a private condominium 1,800 Singapore dollars per month. Common room with shared bathroom in an HDB flat 1,300 Singapore dollars per month. Co-living private room in a professionally managed space 2,200 Singapore dollars per month. These figures assume a furnished room with standard air-conditioning and internet included for co-living, and internet excluded for standard HDB sublets.
Inner city and lifestyle neighbourhoods such as Tiong Bahru, Novena, Toa Payoh and Bukit Timah. Master room with ensuite in a mid-range condo 1,400 Singapore dollars per month. Common room in an HDB flat 1,000 Singapore dollars per month. Co-living private room 1,600 Singapore dollars per month. These prices reflect locations with good MRT access and proximity to dining and medical facilities.
Suburban towns including Jurong East, Woodlands, Yishun and Punggol. Master room with private bathroom in a standard flat 900 Singapore dollars per month. Common room with shared bathroom in an HDB flat 700 Singapore dollars per month. Co-living options are less common but when available they are priced at 1,000 Singapore dollars per month. Suburban figures reflect longer commutes but lower rental outlay.
When negotiating, offer the exact monthly number above rather than a range. Expect landlords to counter within 50 Singapore dollars of your offer. If a listing asks for a substantially higher price than the figure for its neighbourhood and room type, request receipts for previous tenants or a breakdown of included services. Treat advertised utilities or amenity claims as negotiable points rather than assumptions. Use the exact figures above as your baseline for deciding fast offers or further visits. For current listings and side-by-side comparisons, visit compare room rent Singapore.
Legal checklist and tenancy documentation
HDB subletting rules and who can rent legally
HDB flats require the owner to hold residential status and meet minimum occupation periods before subletting rooms. The owner must be the legal tenant on the flat and must not be subletting more rooms than HDB permits. If the flat owner is absent from Singapore for an extended period, HDB often requires explicit permission for subletting to continue. Always ask the landlord to show their HDB ownership documents, the flat’s household registration page and proof that they have not exceeded the permitted number of occupants.
For foreigners, HDB guidelines limit certain types of subletting. If you see a room in an HDB listing, confirm that the landlord is the registered owner and that the household’s status allows the rental. If the landlord cannot show these documents, refuse to proceed. Renting a room without proper HDB compliance can expose both tenant and landlord to fines or eviction notices from authorities.
Tenancy agreement essentials and deposit handling
Every tenancy should be in writing. A valid tenancy agreement must include full names of tenant and landlord, the exact rental amount, payment schedule, the deposit amount and purpose of the deposit, move-in and move-out dates, notice period, and a signed inventory checklist. For short stays under six months, a written agreement remains essential even if the landlord prefers a simpler arrangement. If utilities are included, the agreement must list which utilities and how usage beyond a threshold will be handled.
Standard deposit handling is straightforward. For month-to-month arrangements, one month’s rent is the accepted deposit. For fixed term leases of six months or longer, two months’ rent is the accepted deposit. The deposit must be returned within the timeframe stated in the agreement after deducting documented damages. Record meter readings and take time-stamped photos on move-in. If a landlord claims deductions, they must provide invoices or receipts. Keep copies of all receipts and the signed agreement. If disputes arise, the Small Claims Tribunal is the avenue for claims up to the applicable limit, and your written agreement along with photographic evidence is the primary proof that will determine an outcome.
Move-in practicalities, bills and living with roommates
Moving into a room requires practical preparation beyond simply signing a contract. Start by clarifying who pays for what. Some landlords include utilities, others do not. Shared flats commonly split bills equally, but equal split is not always fair if one person works from home while another is away most days. Discuss usage expectations clearly before you move in.
Below are the five practical areas to settle before your first night. Each item is explained so you can set firm rules and avoid later conflict.
- Utilities and internet
Decide whether utilities are included. If not, agree on exact amounts or a splitting formula. Common practice in Singapore is to split water and electricity equally, but for households with heavy air-conditioning use set a separate AC allowance. For internet, if the landlord provides an account, record the monthly charge and agree on a fixed contribution. If tenants open a shared account, name one person as bill payer and rotate or reimburse promptly after each statement. - Cleaning and shared supplies
Agree on a cleaning roster and who buys communal items such as dish soap, toilet paper and garbage bags. For clarity, set a replenishment threshold and a simple shared fund for buying supplies. If one roommate does the cleaning, compensate them financially or rotate chores fairly. Write the roster down and post it in the common area to avoid misunderstandings. - Guest and overnight visitor rules
Set a clear policy for daytime visitors and overnight guests. A typical rule is to allow daytime visitors freely but require prior notice for overnight stays beyond two consecutive nights. If a visitor will stay more than one week, require landlord notification. These rules protect privacy and keep HDB or condo regulations respected. - Noise and quiet hours
Agree on quiet hours suited to everyone’s schedules. Common quiet hours are 10 PM to 7 AM on weekdays and 11 PM to 8 AM on weekends. This simple rule prevents conflicts between shift workers, students and office professionals. If someone needs to work late, use headphones and discuss exceptions in advance. - Maintenance and repairs
Clarify who is responsible for small repairs and how to handle urgent maintenance. For landlord-managed properties, request a contact number for after-hours issues. For owner-managed flats, agree on a shared fund for small repairs under a set amount, and notify the landlord immediately for anything structural or electrical that could be dangerous.
After you move in, keep a shared digital log of payments and repairs. A simple spreadsheet with dates, amounts and receipts prevents later disputes. Also perform a joint walkthrough with the landlord or house representative every three months for any necessary maintenance and to maintain clear communication. Living with roommates becomes straightforward when these practical areas are agreed upfront and recorded.
