Singapore Commercial Real Estate Laws: Landlord Guide
Comprehensive overview of Singapore commercial landlord-tenant laws, including the new Code of Conduct for Retail Premises and general commercial lease princ...
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Singapore’s commercial real estate market—consisting of office spaces, retail storefronts, and industrial warehouses—operates predominantly on the principle of freedom of contract, heavily influenced by English common law and foundational statutes such as the Conveyancing and Law of Property Act 1886 (effective 1 August 1886). However, recent sweeping legislation has fundamentally altered the landscape for retail landlords.
The Lease Agreements for Retail Premises Act 2023
Historically, commercial landlords in Singapore held significant bargaining power over tenants. To level the playing field, the Singapore government passed the Lease Agreements for Retail Premises Act 2023, which strictly mandates compliance with the Code of Conduct for Leasing of Retail Premises in Singapore (CoC).
Effective from February 2024, this legislation applies to all "Qualifying Retail Premises" (QRPs) where the lease term is at least one year.
Qualifying Retail Premises (QRP)
A premises is considered a QRP if:
- The premises are used primarily for the sale of goods or provision of services (such as an F&B outlet, a clothing store, a clinic, or a tuition center).
- The lease is for a period of one year or longer.
If your property is a QRP, your Tenancy Agreement must strictly adhere to the guidelines set out in the CoC. If it does not, the non-compliant clauses can be declared void, and the landlord may face penalties.
Key Commercial Leasing Rules (General & QRP)
| Landlord bears costs for standard lease preparation; Tenant pays only for requested amendments (legal or admin, not both) |
Security Deposits
In typical commercial (office/industrial) leases, the security deposit is usually equivalent to three months’ gross rent.
For Qualifying Retail Premises, the CoC caps the security deposit at a maximum of three months' gross rent for lease terms of up to three years (if the premises is smaller than 5,000 sq ft). Furthermore, the CoC mandates that landlords must accept up to 50% of the security deposit in the form of a bank guarantee if the tenant chooses.
For more detail, see our Commercial Security Deposits guide.
Eviction Procedures
Commercial evictions in Singapore are governed by the strict terms of the lease and common law principles regarding forfeiture and re-entry. If a commercial tenant misses a rent payment or substantially breaches the lease, the landlord must issue a statutory notice under Section 18 of the Conveyancing and Law of Property Act (CLPA).
Unlike the residential sector, courts generally uphold swift right-of-re-entry clauses in commercial contracts, though tenants can still apply for relief against forfeiture.
For more detail, see our Commercial Eviction Process guide.
Rent Reviews and Increases
There is no general statutory rent control for commercial or industrial properties. Rents are entirely determined by market forces.
A common feature in Singapore commercial leases is the "Base Rent + GTO (Gross Turnover)" model, where a landlord takes a base amount plus a percentage of the tenant's exact monthly sales. Under the CoC, rental formulas must be based on a single computation. 'Either/or' (whichever is higher) formulas are prohibited unless both parties mutually agree and file a joint declaration with the FTIC within 14 days of signing the lease.
For more detail, see our Commercial Rent Increases guide.
Getting Started with Commercial Leasing
Drafting an air-tight commercial lease in Singapore now requires granular knowledge of the Lease Agreements for Retail Premises Act 2023 to avoid inadvertently weaving non-compliant, voidable clauses into a multi-year multi-million-dollar retail contract.
Explore more Singapore commercial compliance topics:
Sources & Official References
Frequently Asked Questions
▶What are the key landlord-tenant laws in Singapore?
Singapore's residential rental market is primarily governed by contract law through the Tenancy Agreement (TA). Specific regulations vary significantly between HDB (public housing) and private residential properties. HDB rentals must also comply with HDB's terms and conditions, such as minimum lease periods and occupancy caps.
Read the complete guide▶What is the legal eviction process for landlords in Singapore?
Eviction in Singapore is governed by the terms of the Tenancy Agreement and the Conveyancing and Law of Property Act (CLPA). For non-payment of rent, a landlord typically issues a formal breach notice and, if unpaid, can apply to the State Courts for a Writ of Possession. Disputes under $20,000 can be referred to the Small Claims Tribunals (SCT), though only the Courts can grant possession.
Read the complete guide▶What are the rent increase limits and caps in Singapore?
Singapore has no statutory rent control or percentage caps on rent increases. Rent is determined entirely by market demand and the terms negotiated in the Tenancy Agreement. Increases generally occur at the point of lease renewal, as rent is fixed for the duration of a signed lease term.
Read the complete guide▶What are the security deposit rules and return deadlines in Singapore?
There is no statutory cap on residential security deposits in Singapore; however, 1 month's rent (for 1-year leases) or 2 months' rent (for 2-year leases) is the industry standard. Deposits are typically returned within 14 days of lease termination, minus any documented damages, as stipulated in the Tenancy Agreement.
Read the complete guide▶What are the mandatory lease requirements in Singapore?
A written Tenancy Agreement (TA) is essential in Singapore and must be stamped by IRAS within 14 days of signing to be legally admissible. Key requirements include the names of parties, property details, rent amount, lease duration, and specific clauses like the 'Diplomatic Clause' for expatriates.
Read the complete guide▶What are the landlord maintenance and repair obligations in Singapore?
Landlord maintenance obligations are defined by the Tenancy Agreement rather than a specific residential statute. Standard practice includes the 'Minor Repair Clause,' where tenants pay for small repairs (e.g., up to $150 or $200) while the landlord remains responsible for major structural issues and pre-existing defects.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Singapore?
Singapore law does not set a statutory cap on late fees, but they must represent a genuine pre-estimate of loss (liquidated damages) rather than an unenforceable penalty. Most standard leases charge a late payment interest rate, often between 8% and 12% per annum, calculated on a daily basis.
Read the complete guide▶What property disclosures are landlords required to make in Singapore?
Landlords must disclose material defects that render the property uninhabitable or differ significantly from its described state. For HDB properties, landlords must ensure they have official approval to rent and disclose any specific HDB regulations regarding occupancy to the tenant.
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