Tenancy Agreement Singapore 2026: Free Template, Stamp Duty & Key Clauses

The short version: a Singapore tenancy agreement needs the basics (parties, premises, term, rent, deposit) plus a few clauses people regret omitting (diplomatic, minor-repairs, inventory). Stamp duty is 0.4% of total rent for leases up to 4 years, paid by the tenant by default, and e-stamped via IRAS within 14 days. Get your exact duty with the Rental Stamp Duty Calculator.

Quick answer

Stamp duty on a Singapore tenancy is 0.4% of total rent (leases ≤ 4 years), paid by the tenant by default, and must be e-stamped on IRAS myTax Portal within 14 days of signing (30 days if signed overseas). A solid agreement also needs a deposit clause, minor-repairs clause, inventory, and — for longer expat leases — a diplomatic clause.

Stamp duty: how much, who pays, when

How much:

Worked example: a 2-year lease at $3,000/month → total rent $72,000 → $288 stamp duty. A 1-year lease at $2,500/month → $30,000 → $120. The Rental Stamp Duty Calculator does this for any rent and term.

Who pays: by default the tenant, under the Third Schedule of the Stamp Duties Act, unless the agreement states otherwise (most expressly put it on the tenant anyway).

When and where: e-stamp via IRAS myTax Portal (Stamp Duty login) within 14 days of signing in Singapore (30 days if signed overseas). Bonus: stamping automatically notifies IRAS for the landlord's property tax, so the landlord needn't separately report the letting.

The clauses that actually matter

A template is only as good as its clauses. Don't sign without these:

1. Parties, premises & term — landlord, tenant, exact address, start/end dates, any renewal option.
2. Rent & payment — amount, due date, payment mode, late-payment terms.
3. Security deposit — typically 1 month's rent per year of lease (1 month for a 1-year lease, 2 months for 2 years); state clearly what deductions are allowed (damage beyond fair wear and tear, unpaid rent/utilities).
4. Minor-repairs clause — tenant covers minor repairs up to a per-incident cap (commonly $150–$250); landlord covers anything above and all major/structural repairs (aircon compressor, plumbing in walls, wiring). Spell out who services the aircon.
5. Diplomatic clause (longer expat leases, usually 24 months+) — early termination without penalty if the tenant is relocated or loses their job and leaves Singapore, typically after a 12-month lock-in with ~2 months' notice and written proof.
6. Inventory list & condition report — annex a list of furniture/appliances/fixtures with photos to prevent end-of-tenancy disputes.
7. Obligations — landlord ensures quiet enjoyment and a habitable, maintained property; tenant uses it residentially, keeps it clean, no unauthorised subletting, complies with condo/HDB by-laws.
8. Utilities & outgoings — who pays utilities, internet, etc.; landlord keeps property tax and maintenance fees.
9. Access & inspection — when the landlord/agent may enter (reasonable notice, emergencies, viewings near lease end).
10. Termination & default — events of default and remedies.

Common mistakes

• Skipping the inventory — the #1 cause of deposit disputes.
• Vague repair responsibility — always set a minor-repair cap and define the split.
• No diplomatic clause on a 2-year expat lease — leaves the tenant exposed if relocated.
• Forgetting to stamp — stamping is required within 14 days; an unstamped agreement is weaker as evidence in a dispute.
• Deposit terms unclear — state the amount and exactly what can be deducted.

The bottom line

A good Singapore tenancy agreement is mostly about clear clauses — deposit, repairs, inventory, and (for longer leases) a diplomatic clause — plus getting the stamp duty right: 0.4% of total rent, tenant pays, e-stamped within 14 days. Run your numbers through the Rental Stamp Duty Calculator before you sign.

General information for Singapore tenants and landlords, not legal advice. Stamp duty rules are set by IRAS — verify on iras.gov.sg. For tenancy disputes, the Small Claims Tribunals can help.