Authored by the expert who managed and guided the team behind the Singapore Property Pack
Everything you need to know before buying real estate is included in our Singapore Property Pack
Singapore remains one of Asia's most attractive real estate markets for foreign investors in 2026, thanks to its stable economy, strong rule of law, and reliable tenant demand from expats and professionals.
However, buying property in Singapore as a foreigner comes with unique rules, high stamp duties, and strict rental regulations that you need to understand before investing.
We constantly update this blog post to reflect the latest regulations, market data, and rental trends in Singapore.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Singapore.
Insights
- Foreigners face a 60% Additional Buyer's Stamp Duty (ABSD) on residential property purchases in Singapore, which dramatically affects the true return on investment compared to the headline gross yields of around 3.3%.
- Singapore's private residential vacancy rate sits at roughly 6.5% to 6.9% in 2025, which means landlords should realistically budget for about one month of vacancy per year.
- The minimum rental period for private condos in Singapore is 3 months (6 months for HDB flats), which effectively rules out traditional Airbnb-style short-term rentals for residential properties.
- City-fringe neighborhoods like Geylang, Paya Lebar, and Jurong East often deliver better rental yields than prime areas because purchase prices are lower while rental demand stays solid.
- A typical all-in monthly holding cost for a Singapore rental condo ranges from S$700 to S$1,700, with condo maintenance fees and property tax being the two biggest expenses.
- Furnished apartments in Singapore can rent 1 to 3 weeks faster than unfurnished ones, especially when targeting expats and corporate tenants on relocation packages.
- Net rental yields in Singapore after all costs typically fall between 2.0% and 2.8%, which is significantly lower than the gross yield figures often quoted in market reports.
- Walk-to-MRT convenience is the single most valuable feature for Singapore rental properties, often adding a 5% to 15% rent premium over comparable units without easy transit access.
Can I legally rent out a property in Singapore as a foreigner right now?
Can a foreigner own-and-rent a residential property in Singapore in 2026?
As of early 2026, foreigners can legally buy and rent out private condominiums and apartments in Singapore without prior government approval, making this property type the standard choice for foreign investors.
The main ownership structure for foreigners is straightforward freehold or leasehold title on private non-landed property, though some investors also use company structures for specific tax or estate planning reasons.
The most significant restriction is that foreigners generally cannot purchase landed homes, vacant residential land, or HDB public housing flats without special approval under Singapore's Residential Property Act, which is rarely granted.
If you're not a local, you might want to read our guide to foreign property ownership in Singapore.
Do I need residency to rent out in Singapore right now?
Singapore does not require you to be a resident to own and rent out property, so many foreign landlords manage their investments entirely from overseas.
You will need to declare your rental income to the Inland Revenue Authority of Singapore (IRAS) and obtain whatever taxpayer identification applies to your situation, as rental income is taxable regardless of where you live.
A local Singapore bank account is not strictly required by law, but it is highly recommended because tenants typically pay by local bank transfer and it simplifies paying agents, taxes, and repair bills.
Managing a Singapore rental remotely is very feasible if you hire a CEA-licensed property agent to handle viewings, tenant issues, and maintenance on your behalf.
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What rental strategy makes the most money in Singapore in 2026?
Is long-term renting more profitable than short-term in Singapore in 2026?
As of early 2026, long-term renting is the only consistently legal and practical strategy for residential property in Singapore because short-term stays under 3 months are not permitted for private homes.
The annual income difference is largely irrelevant to compare because short-term rentals in normal residential units are restricted by law, meaning landlords who attempt it risk fines and legal action rather than enjoying higher returns.
If you were to find a legal short-term arrangement (such as serviced apartments with proper licenses), central locations near Marina Bay or Orchard would theoretically favor that model due to business traveler demand, but these are not standard residential purchases.
What's the average gross rental yield in Singapore in 2026?
As of early 2026, the average gross rental yield for private residential property in Singapore sits at around 3.3% to 3.4%, based on median rent divided by median purchase price.
The realistic range for most residential properties spans from about 3.0% at the low end (prime CCR areas with expensive prices) to around 3.8% at the high end (city-fringe and OCR locations with better rent-to-price ratios).
Studios and smaller one-bedroom apartments in well-connected city-fringe locations like Paya Lebar or Queenstown typically achieve the highest gross yields because they attract strong tenant demand at relatively accessible price points.
By the way, we have much more granular data about rental yields in our property pack about Singapore.
What's the realistic net rental yield after costs in Singapore in 2026?
As of early 2026, the realistic net rental yield after recurring costs for foreign investors in Singapore is typically around 2.4%, ranging from about 2.0% to 2.8% depending on the property and location.
Most landlords actually experience net yields somewhere between 2.0% and 2.8%, with the lower end reflecting higher-maintenance properties or units with longer vacancy periods between tenants.
The three main cost categories that reduce gross to net yield in Singapore are property tax at non-owner-occupied rates (which can be substantial), condo maintenance and sinking fund fees (often S$300 to S$700 monthly), and agent leasing fees plus repair reserves that add up over time.
You might want to check our latest analysis about gross and net rental yields in Singapore.
What monthly rent can I get in Singapore in 2026?
As of early 2026, typical monthly rents in Singapore for private residential apartments are roughly S$2,800 to S$3,600 (US$2,100 to US$2,700, or €1,950 to €2,500) for a studio, S$3,300 to S$4,500 (US$2,450 to US$3,350, or €2,300 to €3,100) for a 1-bedroom, and S$4,600 to S$6,200 (US$3,400 to US$4,600, or €3,200 to €4,300) for a 2-bedroom.
A realistic entry-level monthly rent for a decent studio in Singapore ranges from about S$2,500 to S$3,000 (US$1,850 to US$2,250, or €1,750 to €2,100), typically found in OCR locations like Jurong or Pasir Ris.
For a typical 1-bedroom apartment in a city-fringe location, expect mid-range rents of around S$3,500 to S$4,200 (US$2,600 to US$3,100, or €2,450 to €2,900), which represents the sweet spot for many expat tenants.
A typical 2-bedroom apartment in a desirable area commands mid-to-high rents of S$5,000 to S$6,500 (US$3,700 to US$4,800, or €3,500 to €4,500), with prime CCR locations pushing well above this range.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Singapore.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Singapore versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the real numbers I should budget for renting out in Singapore in 2026?
What's the total "all-in" monthly cost to hold a rental in Singapore in 2026?
As of early 2026, the total all-in monthly cost to hold a typical rental condo in Singapore ranges from about S$700 to S$1,700 (US$520 to US$1,260, or €480 to €1,170), excluding any mortgage payments.
The realistic range covers most standard condos, with smaller units in modest developments at the lower end and larger units in premium developments with extensive facilities at the higher end.
The single largest contributor to monthly holding costs in Singapore is typically the condo maintenance fee (often S$300 to S$700), followed closely by property tax calculated on the Annual Value at non-owner-occupied rates.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Singapore.
What's the typical vacancy rate in Singapore in 2026?
As of early 2026, the typical vacancy rate for private residential property in Singapore is around 6.5% to 6.9% island-wide, according to recent URA-referenced market data.
As a landlord in Singapore, you should realistically budget for about 1 month of vacancy per year, accounting for tenant changeover, cleaning, minor repairs, and reletting time.
The main factor affecting vacancy rates across Singapore neighborhoods is proximity to MRT stations and employment centers, with well-connected locations experiencing much shorter vacancy periods than isolated areas.
Tenant turnover in Singapore tends to peak around January and July, coinciding with the end of calendar-year and mid-year lease cycles when many expats relocate or renew their contracts.
We have a whole part covering the best rental strategies in our pack about buying a property in Singapore.
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Where do rentals perform best in Singapore in 2026?
Which neighborhoods have the highest long-term demand in Singapore in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Singapore are Queenstown/Redhill (excellent MRT access and one-north proximity), Novena/Balestier (medical hub and central location), and Paya Lebar/Aljunied (city-fringe MRT interchange with broad tenant appeal).
For families seeking long-term rentals, the strongest demand is in Bukit Timah, Holland Village, and Marine Parade/Katong, where proximity to top international schools and family-friendly amenities drives consistent interest.
Students and young professionals create strong rental demand in Clementi, Dover, and Buona Vista, all of which orbit the NUS campus and one-north business park innovation cluster.
Expats and international professionals gravitate toward River Valley, Robertson Quay, and Tanjong Pagar, where premium lifestyle amenities, CBD proximity, and dining options create a compelling live-work environment.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Singapore.
Which neighborhoods have the best yield in Singapore in 2026?
As of early 2026, the three neighborhoods offering the best rental yields in Singapore are Geylang/Aljunied (city-fringe with lower prices), Jurong East/Clementi (regional center with strong jobs and transport), and Balestier/Toa Payoh fringe (affordable but centrally connected).
These top-yielding neighborhoods typically deliver gross rental yields in the range of 3.5% to 4.2%, compared to 2.8% to 3.2% in prime CCR areas where purchase prices are much higher.
The main characteristic allowing these neighborhoods to achieve higher yields is that property prices remain more accessible while rental demand stays robust, thanks to good MRT connectivity and proximity to employment hubs that attract a broad tenant base.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Singapore.
Where do tenants pay the highest rents in Singapore in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Singapore are Orchard/Cairnhill, Marina Bay/Downtown Core, and Sentosa Cove, all representing the ultra-premium segment of the market.
In these premium neighborhoods, typical monthly rents for a standard 2-bedroom apartment range from S$7,000 to S$12,000 (US$5,200 to US$8,900, or €4,850 to €8,300), with luxury penthouses and larger units far exceeding these figures.
What makes these neighborhoods command the highest rents is not just location but the combination of exclusive addresses, premium condo facilities, proximity to top-tier dining and shopping, and prestige value that certain tenants specifically seek.
The typical tenant profile in these highest-rent neighborhoods includes senior executives at multinational corporations, finance professionals, embassy staff, and high-net-worth individuals whose housing packages or personal budgets prioritize address prestige and lifestyle convenience.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Singapore. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Singapore in 2026?
What features increase rent the most in Singapore in 2026?
As of early 2026, the three property features that increase monthly rent the most in Singapore are walk-to-MRT convenience (within 5 minutes), high-quality air conditioning systems (critical in the tropical climate), and efficient layouts that maximize usable floor space without wasted corridor areas.
Walk-to-MRT convenience is the single most valuable feature, adding an estimated 5% to 15% rent premium over comparable units that require bus connections or longer walks to transit.
One commonly overrated feature that landlords invest in but tenants rarely pay extra for in Singapore is luxury brand kitchen appliances, as most tenants prioritize functional reliability over premium brand names when comparing units.
One affordable upgrade that provides strong return on investment for Singapore landlords is installing quality blackout curtains and ensuring good fiber internet readiness, both of which address practical tenant needs at minimal cost.
Do furnished rentals rent faster in Singapore in 2026?
As of early 2026, furnished apartments in Singapore typically rent 1 to 3 weeks faster than unfurnished ones, with the biggest time advantage seen when targeting expats, corporate relocations, and students who want plug-and-play convenience.
Furnished apartments in Singapore generally command a rent premium of 10% to 20% over unfurnished equivalents, though the premium varies based on furniture quality and whether the furnishing package meets the expectations of higher-budget tenants.
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How regulated is long-term renting in Singapore right now?
Can I freely set rent prices in Singapore right now?
Landlords in Singapore have substantial freedom to set initial rent prices on private residential properties, as there is no government-mandated rent control or ceiling that caps what you can charge at the start of a tenancy.
During a tenancy, rent increases are governed by the lease agreement rather than statutory caps, meaning landlords and tenants negotiate renewal terms freely, though the main regulatory constraint affecting strategy is the minimum rental period (3 months for private, 6 months for HDB).
What's the standard lease length in Singapore right now?
The standard and most common lease length for private residential rentals in Singapore is 12 to 24 months, with 2-year leases being particularly popular among expat tenants and landlords who want stability.
Security deposits in Singapore are typically calculated as 1 month's rent per year of lease (so 1 month for a 1-year lease, 2 months for a 2-year lease), which is market convention rather than a strict statutory cap, and amounts can reach S$3,000 to S$12,000 (US$2,200 to US$8,900, or €2,100 to €8,300) depending on the rent level.
At the end of a tenancy, the security deposit should be returned to the tenant after deducting legitimate costs for damages beyond normal wear and tear, with most landlords and agents conducting a joint inspection to agree on any deductions before releasing funds.
We made this infographic to show you how property prices in Singapore compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Singapore in 2026?
Is Airbnb legal in Singapore right now?
Airbnb-style short-term rentals in residential properties are effectively not legal in Singapore because private homes must be rented for a minimum of 3 consecutive months, which rules out typical tourist-style stays.
There is no standard "short-term rental license" available for normal residential apartments in Singapore, as the minimum stay rule applies to all private residential properties and URA has consistently declined to change this policy.
Night limits or annual caps are not the main issue in Singapore because the restriction is more fundamental: any stay under 3 months in a private residential property violates URA guidelines, making the concept of a "90-day annual cap" (like in some other cities) irrelevant here.
Operating an unlicensed short-term rental in Singapore can result in fines of up to S$200,000 and potential prosecution under the Planning Act, with URA actively enforcing against listings that violate minimum stay requirements.
What's the average short-term occupancy in Singapore in 2026?
As of early 2026, the average annual occupancy rate for short-term rental listings in Singapore is around 44%, according to AirDNA market data, though this figure represents existing listings rather than what is legally achievable in a standard residential property.
The realistic occupancy range for short-term listings in Singapore spans from about 30% for poorly located or overpriced units to 60% or higher for well-optimized listings in tourist hotspots, though remember these listings operate in a legally gray area.
Peak occupancy months in Singapore typically include June through August (summer holiday travel), December (festive season), and periods around major events like Formula 1 or conventions.
The lowest occupancy months tend to fall in January through February (post-holiday lull) and during monsoon-heavy periods when leisure tourism dips, though business demand remains relatively steady year-round.
Finally, please note that you can find much more granular data about this topic in our property pack about Singapore.
What's the average nightly rate in Singapore in 2026?
As of early 2026, the average nightly rate for short-term rental listings in Singapore is around US$166 (approximately S$225 or €155), based on AirDNA's market-wide average daily rate data.
The realistic range for nightly rates across Singapore short-term listings spans from about S$120 to S$400 (US$90 to US$300, or €80 to €275), depending on location, property type, and amenities offered.
Peak season rates (F1 weekend, major events, December holidays) can exceed off-season rates by S$50 to S$150 per night (US$35 to US$110, or €35 to €100), with premium locations near Marina Bay seeing the biggest seasonal swings.
Is short-term rental supply saturated in Singapore in 2026?
As of early 2026, the short-term rental market in Singapore is better described as "legally constrained" rather than saturated, because regulatory restrictions on minimum stay (not free-market competition) are the binding factor for residential investors.
The number of active short-term listings in Singapore has remained relatively stable in recent years, as strict enforcement and high penalties deter large-scale growth of residential short-term rentals.
The most oversaturated areas for existing short-term listings are Marina Bay, Chinatown, and Little India, where the concentration of tourist-oriented accommodations (both legal hotels and gray-market listings) creates intense competition.
Neighborhoods with theoretical room for short-term supply are largely irrelevant for residential investors because the legal minimum stay rules apply everywhere, but serviced apartment operators may find opportunity in under-served business districts like Jurong or Paya Lebar if properly licensed.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Singapore, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Singapore Land Authority (SLA) | Official government guidance on foreign property ownership rules. | We used it to explain what foreigners can buy freely versus what needs approval. We grounded the legality section in these official rules. |
| Residential Property Act (Singapore Statutes) | The primary legal text for foreign ownership restrictions. | We used it to confirm restrictions are law-based. We framed restricted property categories in plain language. |
| IRAS (Additional Buyer's Stamp Duty) | Official tax authority rules for ABSD rates and application. | We used it to explain the real acquisition friction foreigners face. We highlighted why yield must be judged after taxes. |
| IRAS (Rental Income Taxation) | Official guide on how rental income is taxed in Singapore. | We used it to outline deductible costs. We built net yield logic like a real landlord would. |
| IRAS (Property Tax Rates) | Authoritative source for property tax calculation and rates. | We used it to estimate recurring holding costs. We explained why Annual Value matters to net returns. |
| URA Property Market Information | Official planning authority portal for residential market statistics. | We used it as the backbone for rent trends and vacancy context. We kept estimates anchored to measured reality. |
| URA Rental Contract Data (data.gov.sg) | Official rental contract statistics via Singapore's open-data portal. | We used it to sanity-check rent levels by area. We avoided relying only on inflated listing prices. |
| HDB Rental Regulations | Public housing authority's official rulebook for renting out flats. | We used it to set the minimum rental period floor for HDB. We highlighted tenant eligibility constraints. |
| Council for Estate Agencies (CEA) | Regulator providing consumer guidance on rental transactions. | We used it to map the practical landlord workflow. We kept the rental process realistic for foreign owners. |
| CNA (URA Minimum Stay Reporting) | Major national outlet reporting URA's official policy stance. | We used it to confirm that short-term stays are not permitted. We set the compliance boundary clearly. |
| AirDNA | Widely used short-term rental analytics with transparent KPIs. | We used it for occupancy and ADR data on existing listings. We paired it with legal context to avoid misleading readers. |
| Savills Singapore Leasing Briefings | Major consultancy providing URA-referenced market analysis. | We used it for neighborhood demand patterns and tenant preferences. We validated our submarket rankings against their data. |
We have made this infographic to give you a quick and clear snapshot of the property market in Singapore. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.