Summary
Every occupant of a private home rented out in Singapore must stay at least three consecutive months, and a home may house no more than six unrelated persons, according to the Urban Redevelopment Authority (URA). Homes with a strata or lot area of at least 90 sqm can house eight if the owner registers them with URA. That relaxation now runs to 31 Dec 2028, after URA and the Housing & Development Board (HDB) extended it by two years on 16 Jan 2026.
Rents are still rising. URA's private residential rental index rose 1.3% in Q3 2026, after 0.7% in Q2, while the island-wide vacancy rate for completed private homes, excluding executive condominiums, rose to 7.2% at end-September from 6.4% at end-June, URA said on 23 Oct 2026.
What this means for Singapore landlords
The rules at a glance
| Rule | Requirement | Source |
|---|---|---|
| Minimum stay | Three consecutive months for every occupant; daily or weekly stays are not allowed | URA |
| Occupancy cap | Six unrelated persons per home | URA |
| Homes of 90 sqm or more | Eight unrelated persons once registered with URA for a S$20 fee, until 31 Dec 2028 | URA; URA and HDB, 16 Jan 2026 |
| Tenant registration | Not required by URA; the development's by-laws may require it | URA |
| HDB flats | Four-room and larger flats can also house eight until 31 Dec 2028, with HDB approval before the tenancy starts | URA and HDB, 16 Jan 2026 |
Who counts towards the cap
The cap counts people who are not part of the same family unit, URA says, and a domestic helper counts as part of the family. It also applies to tenants who sublet, and URA expects owners to make sure their tenants keep to it.
How to register a larger home for eight
Owners register online through Singpass, or Corppass for companies, and pay S$20. Before registering, they must confirm that the property is approved for residential use, that its strata or lot area is at least 90 sqm, which can be checked on the Singapore Land Authority's (SLA) e-service, and that no earlier relaxation for the property was cancelled in the past 12 months. An executive condominium qualifies only once its minimum occupation period has been met.
URA can cancel a registration if more than eight people live in the home or the extra occupants cause serious nuisance, and further enforcement may follow. Homes below 90 sqm, and larger homes that are not registered, stay at six.
The relaxation began on 22 Jan 2024 and was due to end on 31 Dec 2026. In extending it, URA and HDB said close to 100,000 public and private homes were completed from 2023 to 2025 and about 21,000 more are expected in 2026. That eased rental tightness, the agencies said, but demand remains strong. They will review whether to extend the relaxation beyond 2028.
Short stays remain illegal
URA does not allow private homes to be let on a daily or weekly basis: every occupant must stay at least three consecutive months.
What a breach can cost
In May 2024 a court fined a property owner a record S$600,000 under the Planning Act, the maximum S$200,000 on each of three charges, for turning private homes into unauthorised dormitories, URA said on 14 Jun 2024. Eight additional charges related to similar offences at other private homes, each found with seven to 23 unrelated occupants, URA said. URA said it will keep acting against owners, tenants, agents and others who flout its rules.
Paperwork and by-laws
URA does not require tenants of private homes to be registered with it, but a development's management corporation (MCST) may under its by-laws. The tenancy agreement itself attracts stamp duty, payable on the higher of the contractual rent and the market rent, according to the Inland Revenue Authority of Singapore (IRAS).
Where rents moved in Q3 2026
Non-landed rents rose 1.2% in Q3 2026 and landed rents 2.1%, URA said on 23 Oct. By region, non-landed rents fell 0.3% in the Core Central Region (CCR), rose 1.5% in the Rest of Central Region (RCR) and rose 3.1% in the Outside Central Region (OCR). Vacancy at end-September was 8.4% in the CCR, 7.4% in the RCR and 6.5% in the OCR. About 22,300 private homes, including executive condominiums, are expected to be completed by 2028.
Illustration: does your unit qualify?
Illustration only. The 90 sqm line works out to about 969 sq ft. A 1,100 sq ft three-bedroom unit, about 102 sqm, can be registered and let to as many as eight unrelated tenants. A 750 sq ft two-bedroom unit, about 70 sqm, stays at six however its rooms are arranged. A lease for eight sharers that runs into 2029 would depend on whether the relaxation is extended again.
FAQ
How many tenants can I have in a condo in Singapore? Up to six unrelated persons, or eight if the unit is at least 90 sqm and registered with URA, until 31 Dec 2028.
Can I rent out my condo for short stays? No. URA does not allow stays of less than three consecutive months in private homes.
Do my tenants need to be registered with URA? No, but check your MCST's by-laws.
Education only — not tax, legal or investment advice. Confirm with a licensed professional.
What to do next
- Check your unit's strata or lot area on SLA's e-service before you advertise rooms; the 90 sqm line decides whether you can register for eight.
- Register with URA before a seventh unrelated tenant moves in.
- Set every tenancy, including room sublets, at three consecutive months or longer, and plan for leases that run past 31 Dec 2028.
- Ask your MCST for its by-laws on tenants before you sign.
- Find a verified property manager to handle tenants and compliance: https://proprkey.com/en/pros?segment=operations
- Have a verified lawyer review the tenancy agreement: https://proprkey.com/en/pros?segment=legalFinance
- Buying to let? Compare resale condos by size and price: https://proprkey.com/en/properties?segment=buyer&mode=buy