If you’ve lived in Singapore for a while, you’ve probably heard stories about sub-landlords making the headlines every now and then.
Sub-letting has a long history in Singapore. For many single tenants, renting a whole unit is too expensive, so they look for just one room. But most landlords prefer to rent out the entire unit.
That’s why the government has laid out clear regulations to define what makes a sub-landlord legitimate and how their actions are governed by law.
Today, as an experienced property agency in Singapore, Haohaoguo is here to explain clearly:
Is sub-letting legal or illegal?
And how can both landlords and tenants protect their rights?
What is a Sub-Landlord?
Legality
By definition, a sub-landlord (Sub-landlord) is a tenant who has signed a tenancy agreement with the property owner and then rents out part or all of the property to another tenant.
To protect both tenants and landlords, Singapore’s government regulates sub-letting under the Conveyancing and Law of Property Act (1886) and the Residential Property Leasing Regulations. These laws clearly define legal sub-letting conditions.
How to Verify
A legal sub-landlord must:
- Obtain written consent from the original landlord.
- Have the tenancy agreement clearly state that sub-letting is allowed.
A legitimate sub-landlord should provide:
- Written consent from the original landlord.
- A copy of the original tenancy agreement showing the sub-letting clause.
- A proper sub-tenancy agreement between the sub-landlord and sub-tenant.
How to Ensure Legality
For Landlords
Clear Contracts
Landlords should list all approved occupants in the tenancy agreement and include a clause such as:
“This unit is only for the use of the tenants listed in this agreement. Any sub-letting or additional occupants require the landlord’s written consent.”
This prevents unauthorized sub-letting or overcrowding.
Locking the Address
When a new work pass is registered to your property address, you’ll be notified.
You can enable the Block Property function via MOM’s Foreign Worker Tenant Enquiry Service (FWTES).
Once enabled, no work pass holders (EP, S Pass, WP, etc.) can register under that address, giving the landlord full control over who uses it.
For Tenants
Check the Agent
If an agent is involved, make sure they are CEA-licensed (Council for Estate Agencies). Licensed agents must verify that the sub-landlord operates legally.
Ask for written confirmation via email or text and keep it as proof.
Check the Contract
Before signing, check whether the contract shows that the sub-landlord has the owner’s written consent and defines the sub-let scope.
Be careful: a Service Agreement usually applies to short-term stays. A proper rental should use a Tenancy Agreement (TA) that includes tenant rights, such as the right to quiet enjoyment—meaning the landlord cannot disturb or evict you without cause.
Pay the Stamp Duty
A tenancy agreement only becomes legally valid after stamp duty is paid.
While paying stamp duty doesn’t automatically prove legality, it increases the cost of fraud for fake sub-landlords and strengthens your legal protection.
Resolving Disputes
If rental issues arise, you can bring the case to Singapore’s Small Claims Tribunal.
No lawyer is required, and costs are very low. This makes it a simple and affordable way to resolve rental conflicts and hold the other party legally accountable.
Choose Verified Operators
If you want to avoid sub-letting risks, consider renting through Co-Living operators.
Their rents may be slightly higher, but they are legal, professionally managed, and offer a stable living experience.
Where They’re Located
Most Co-Living spaces are near major campuses (NTU, NUS, SMU) or business districts (CBD, One North). Prices are usually similar to nearby master bedrooms or studios.
How to Find Them
Haohaoguo, as a licensed property agency in Singapore, partners with multiple Co-Living operators.
Since these operators cover the agent fees, tenants can consult our team for free to find the right Co-Living options in Singapore.
Scan the QR code below to contact our customer service if you’d like help finding a suitable Co-Living home!
