Built on HDB rental approvals and URA rental contracts, refreshed monthly. Last updated 5 Sep 2026. Reviewed by Edmund Ee, CEA Reg. No. R006498C.
How to estimate your property's rental value in Singapore
If you are a landlord pricing an HDB flat, condo, or landed home in Singapore, here is the simple sequence to land on a sensible asking rent.
- Use CheckMyRent above to get an indicative monthly range grounded in the last 12 months of actual rental contracts for your town or district, adjusted for your unit's size, bedrooms, floor, furnishing, and age.
- Cross-check with recent rental transactions in your own block or project. Pull the last 6 months of signed rents on URA's Rental Transactions (private) or the HDB Rental Transactions portal (public).
- Walk through live listings on the main property portals for comparable stacks. Note what the competition is asking, not just what is signed.
- Set your ask rent 3% to 5% above your honest accept target.
- Get a precise valuation from an advisor before listing to sanity-check your number against current sentiment and project-specific dynamics.
What drives rental value in Singapore
If you are a landlord trying to price your unit, the biggest levers are not always the ones you would expect. Here are the factors that move the number meaningfully.
Location and accessibility
For private condos, the difference between Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR) is large. A 1,000 sqft unit in District 9 can rent for 60% to 80% more than the same size unit in District 23. For HDB flats, the gap between central towns like Queenstown or Bishan and further-out estates like Choa Chu Kang or Sembawang follows the same pattern, just compressed. MRT proximity within 5 to 8 minutes' walk consistently adds a premium.
Size, layout, and bedroom count
Total rent scales with size, but rent per square foot does not. Smaller units (one and two bedroom) command higher psf rates because the absolute rent stays within reach of single tenants and couples. Very large units (1,500+ sqft) often see psf rates soften because the absolute rent excludes a chunk of the tenant pool. CheckMyRent reads the median for your bedroom count directly from the contracts, so this effect is already in the number.
Floor level and view
For high-floor units in iconic projects (Marina Bay, Orchard, riverfront), the view premium can be 5% to 10%. For mid-tier projects, the floor premium is closer to 3% to 5%. Ground-floor and very low floors often see a small discount.
Condition and furnishing
A clean, recently refreshed unit rents faster and at a higher number than a tired one. Fully furnished commands a 10% to 20% premium with expat and corporate tenants. Unfurnished widens the tenant pool to long-stay locals and families.
Project-level supply and competition
If your project just had 20 new tenancies sign in the last six months at a certain price, that becomes the de facto ceiling. Tenants and their agents check comparables constantly. The fastest way to lose two weeks of listing time is to price 10% above the latest signed rent in the same block.
Pricing strategy: ask price vs signing price
The convention in Singapore is to list slightly above your target signing rent, leaving room for tenants to negotiate down. A typical buffer is 3% to 5% above your honest target. List too high and serious tenants skip the viewing. List at floor and you have no room to move.
If your target rent is S$4,200 a month, a S$4,400 ask is sensible. A S$4,800 ask signals you are not serious about renting.
What to do after CheckMyRent gives you a range
- Pull up the last 6 months of signed rentals for your project on URA Realis (private) or HDB Rental Transactions (public). Stick close to those numbers.
- Walk through the live listings on the main property portals for comparable stacks. See what the competition is asking.
- Set your ask price 3% to 5% above your honest signing target.
- Get your tenancy agreement template ready before listing. Stamp duty with IRAS within 14 days of signing.
- Decide furnishing strategy before viewings. Tenants ask early.
- Talk to an advisor to sanity-check your number before going live.
Frequently asked questions
How accurate is CheckMyRent?
The range starts from actual signed rents: the 12-month median for your HDB town and flat type, or the median of URA rental contracts for your district and bedroom count over the last four quarters. It then adjusts for floor, furnishing and age, and tells you how many contracts sit behind the figure. It cannot see the specific comparables in your project, your renovation level, or your view. Treat the range as a grounded starting point and talk to an advisor before pricing.
How is the rental estimate calculated?
HDB: median monthly rent of whole-flat rentals approved by HDB in the last 12 months for your town and flat type, adjusted for floor, furnishing and age. Condo and apartment: median rent of URA rental contracts in your district for your bedroom count over the last four quarters, scaled by your unit size against the district's rent per square foot, then adjusted for floor, furnishing and age. Landed: median rent of contracts for your district and house type. Data refreshes monthly.
Why is my number different from what my friend's unit fetched?
Two units in the same project can rent for materially different amounts based on floor, condition, furnishing, view, stack, and timing. The estimator gives you the central case for your inputs, not a unit-specific guarantee.
How do I find recent rental transactions for my project?
For private residential, use URA's Rental Transactions search on the URA Realis system. For HDB flats, use the HDB Rental Transactions portal. Both show actual signed rents in your specific project or block over recent quarters.
What is a good asking rent strategy?
List 3% to 5% above your honest target signing rent. Pricing 10% above the latest signed rent in your project typically loses you two weeks of listing time as serious tenants skip the viewing.
How much agent commission do landlords pay for rentals?
Industry norm payable by the landlord is half a month's rent for a one-year lease and one month's rent for a two-year lease. CEA does not fix the rate, so always agree the commission in writing before marketing.
Is CheckMyRent free to use?
Yes, CheckMyRent is a free tool by PropertyNet.SG. There is no obligation to engage us for rental services after using the tool.
Do I need to stamp my tenancy agreement?
Yes. Tenancy agreements signed in Singapore must be stamped with IRAS within 14 days of signing. Standard duty is 0.4% of the total rent over the lease for tenures up to four years. By convention the tenant pays, but agree in writing.
Can I rent out my HDB flat?
Only after you have fulfilled the Minimum Occupation Period (MOP) and registered the rental with HDB. Non-citizen quota rules apply for non-Singaporean and non-PR tenants. Check current HDB sub-letting rules before marketing.
Is rental income taxable in Singapore?
Yes. Rental income is taxable as part of your personal income. You can either claim actual deductible expenses or use IRAS's simplified 15% deemed rental expense deduction. Mortgage interest and property tax are deductible on top of the 15%.
Related tools and guides
If you are renting out, buying, or selling property in Singapore, these are the other free tools and guides on PropertyNet.SG that pair naturally with CheckMyRent.
- CheckMyValue: estimate the sale value of your property in Singapore.
- Singapore Landlord's Guide: the complete guide to renting out your property.
- Affordability Calculator: work out how much property you can afford.
- Condo Benchmark: per-project transacted price benchmarks across Singapore condos.
- Latest Mortgage Rates: current bank loan rates across Singapore.
- Property Insights: market commentary, buyer and seller guides, project reviews.
Sources and data references
CheckMyRent reads its base figures directly from these public datasets, refreshed monthly. For the most current data, refer directly to these portals.
- Urban Redevelopment Authority (URA): Private Residential Rental Contracts (via the URA Data Service), Rental Index, rental medians by project.
- Housing & Development Board (HDB): Renting Out of Flats records (via data.gov.sg), sub-letting rules, Minimum Occupation Period (MOP).
- Inland Revenue Authority of Singapore (IRAS): tenancy agreement stamp duty (e-Stamping), rental income tax, property tax bands.
- Monetary Authority of Singapore (MAS): Total Debt Servicing Ratio (TDSR), Mortgage Servicing Ratio (MSR), Loan-to-Value (LTV) limits.