Lease Agreement in Singapore: Template, Clauses and Local Law (2026)

What is a lease agreement in Singapore, and what does it need? A lease agreement, often called a tenancy agreement in Singapore, is a contract by which a landlord lets property to a tenant for a term in return for rent. It sets the rent and deposit, the term and renewal, who pays for what, and the rules of occupation. Singapore has no single dedicated residential tenancy statute like some countries; a tenancy is largely a matter of contract, read against general property law such as the Conveyancing and Law of Property Act. Two things make Singapore distinctive: stamp duty is payable on the tenancy document to the Inland Revenue Authority of Singapore (IRAS), and the Council for Estate Agencies (CEA) publishes standard tenancy templates for residential lets. This article is general guidance, not legal advice. Tax figures and property rules change, so confirm the current position with IRAS or a qualified professional before you rely on it. Last verified October 2026. ## Singapore lease (tenancy) agreement template Copy the block below and fill the bracketed fields. ```

TENANCY AGREEMENT This Tenancy Agreement (the "Agreement") is made on [DATE] BETWEEN: [LANDLORD NAME], of [address] (the "Landlord") AND [TENANT NAME], of [address] (the "Tenant") 1. PREMISES The Landlord lets to the Tenant the premises at [ADDRESS] (the "Premises") for residential / commercial use only. 2. TERM The term is [N] months/years from [START DATE] to [END DATE], with an option to renew for [N] on [N] months written notice at a rent to be agreed. 3. RENT Rent is S$[AMOUNT] per month, payable in advance on the [N] day of each month to [account]. 4. SECURITY DEPOSIT The Tenant pays a deposit of S$[AMOUNT] (equal to [N] months rent), refundable within [N] days of the end of the term less lawful deductions for damage beyond fair wear and tear and unpaid sums. 5. STAMP DUTY Stamp duty on this Agreement is payable to IRAS within 14 days of signing in Singapore (30 days if signed overseas). The [Tenant] is responsible for paying it unless agreed otherwise. 6. USE AND MAINTENANCE The Tenant will use the Premises only as stated, keep the interior in good condition, and not sublet or assign without the Landlord's written consent. The Landlord keeps the structure and [major repairs] in order. 7. UTILITIES AND OUTGOINGS The Tenant pays for [utilities, internet]. The Landlord pays [property tax, management fees] unless stated otherwise. 8. LANDLORD ACCESS The Landlord may enter on [N] hours notice to inspect or repair, except in an emergency. 9. TERMINATION Either party may end this Agreement for material breach not cured within [N] days. [A diplomatic / early-termination clause, if agreed, goes here.] 10. GOVERNING LAW This Agreement is governed by the laws of Singapore. Signed by the Landlord: __________ Signed by the Tenant: __________ Name / date Name / date

- **Rent and deposit (clauses 3 and 4).** Residential deposits are commonly one month per year of term, but this is market practice, not a legal cap. Set out the deductions clearly, because a refundable deposit is not treated as rent for stamp duty.
- **Stamp duty (clause 5).** This is the clause people miss. Stamp duty on a tenancy is payable to IRAS, generally within 14 days of signing in Singapore, through the IRAS e-stamping portal. For leases of four years or less, the duty is 0.4% of the total rent over the term. For longer leases, the base is four times the average annual rent. The tenant usually pays unless the parties agree otherwise. An unstamped agreement can be hard to rely on as evidence in court. <!-- [VERIFY: current stamp-duty rate, any annual-rent exemption and minimum duty with IRAS as of October 2026] -->
- **Use and subletting (clause 6).** State the permitted use and require written consent to sublet or assign.
- **Utilities and outgoings (clause 7).** Split clearly who pays utilities, internet, property tax and management fees. ## Common mistakes to avoid - Forgetting to stamp the agreement within the deadline, or assuming a WhatsApp or email agreement does not need stamping. IRAS requires stamping even for electronically executed tenancies.
- Treating the security deposit as rent, or failing to state the deduction rules, which causes disputes at the end of the term.
- No clear split of utilities, property tax and management fees.
- Missing the registration step for a long lease under the Land Titles Act.
- Using a one-size template for both residential and commercial lets, which have different expectations and, for residential, CEA standard templates to follow. ## A note on jurisdiction and current law - **Contract first.** A Singapore tenancy is largely governed by its own terms and general property law, including the Conveyancing and Law of Property Act. There is no single residential tenancy act setting rent control or notice, so the contract carries more weight.
- **Stamp duty.** Payable to IRAS on the document, generally within 14 days of signing in Singapore (30 days if signed overseas), typically by the tenant. For leases of four years or less the rate is 0.4% of total rent. <!-- [VERIFY: current rates, exemptions and the minimum duty amount with IRAS as of October 2026] -->
- **Standard templates.** The CEA publishes standard residential tenancy templates that agents are expected to use.
- **Registration.** Longer leases may need registration under the Land Titles Act. ## Where a contract workspace helps A template gets you a sound Singapore tenancy. The ongoing work is keeping rent, deposit and stamp-duty terms consistent across a portfolio, checking a draft for weak or missing clauses before you sign, remembering the stamping deadline, and tracking renewals and rent reviews across many tenancies. Drafting a Singapore tenancy, reviewing its deposit and stamp-duty clauses, tracking the stamping and renewal dates and governing a portfolio can live in one AI workspace tuned to how you let property. [Adira](https://adiralaw.com) is designed around this. This template alone is enough to put a fair tenancy in place; one workspace just joins the drafting, review and tracking into a single job.