Renting out a property, or renting one, runs more smoothly with the right rental agent, someone who finds a good match quickly, screens the other party, and gets the tenancy agreement and handover right. It sounds simple, but a bad tenancy or a poorly drafted agreement can cost you months of grief, which is exactly what a good leasing agent exists to prevent.
I researched this the way I approach everything in this series, comparing the agencies with the strongest rental and leasing operations on their reach, their handling of tenant and landlord representation, and how well they manage the practical details that trip people up: commission, stamp duty, and the HDB subletting rules. Every agent worth using is registered with the Council for Estate Agencies, which you should always verify.
Below are the nine rental agents and agencies I would trust in 2026, plus the context that matters: who actually pays the commission, and the rules to know before you sign. If you want the wider field first, see my guide to the best property agents in Singapore.
Key Takeaways
- 1 Who pays the rental commission depends on the rent and lease length: landlords typically pay half to one month, tenants often pay nothing on higher-rent, longer leases.
- 2 For the widest listings and fastest matching, PropNex, ERA and Huttons lead; for prime and expat lets, Knight Frank and Savills.
- 3 A good rental agent screens the tenant or landlord, drafts a fair tenancy agreement, and handles the inventory and handover.
- 4 Tenancy agreements attract stamp duty (paid by the tenant), and HDB landlords must register the rental with HDB.
- 5 Commission is negotiable. Confirm who pays what in writing, and check the agent on the CEA register first.
Who pays the rental agent, and how much?
The most common confusion in a Singapore rental is who pays the agent. The convention depends on the monthly rent and the lease length, and it is always negotiable. Here is the market norm in 2026.
| Scenario | Who typically pays | Typical commission |
|---|---|---|
| Landlord, 1-year lease | Landlord | ~0.5 month's rent |
| Landlord, 2-year lease | Landlord | ~1 month's rent |
| Tenant, rent S$3,500+/month, 2-year lease | Usually no tenant fee | Co-broked, landlord pays |
| Tenant, rent below S$3,500 or short lease | Tenant | ~0.5 to 1 month's rent |
The logic is that on higher-value, longer leases the landlord's commission is enough to cover both agents co-broking the deal, so the tenant pays nothing. On smaller or shorter lets, a tenant's agent may charge the tenant for their work. One agent should not collect a full fee from both sides for the same service, so always clarify who is paying whom, and get it in writing before you proceed.
The rental rules to know before you sign
A good rental agent handles these for you, but you should understand them too, whether you are the tenant or the landlord.
- Stamp duty on the tenancy. A tenancy agreement attracts stamp duty, calculated on the rent and lease term, and it is normally the tenant who pays it. Your agent lodges it with IRAS.
- HDB subletting rules. If you are renting out an HDB flat or bedroom, you must meet the Minimum Occupation Period and register the rental with HDB, within set occupancy limits. The official rules are on the HDB renting a flat pages.
- The diplomatic and reimbursement clauses. Expat tenants often need a diplomatic clause allowing early termination if they leave Singapore. A good agent negotiates fair terms here.
- Inventory and handover. A proper inventory list and condition check at handover prevents disputes over the security deposit at the end of the lease.
Whether you are letting or renting, verify your agent on the CEA Public Register, and make sure the tenancy agreement is clear on deposit, repairs and the minor repair clause before anyone signs.
1. PropNex
PropNex is my default for rentals thanks to sheer reach. As the largest agency in Singapore, it has the widest pool of both listings and tenants, which for a rental is exactly what you want: a landlord fills a unit faster, and a tenant sees more options. Its scale across the heartlands and the condo market is unmatched.
As with any large agency, choose the individual agent on their rental track record in your area. But for speed of matching and breadth of choice, whether you are a landlord wanting minimal vacancy or a tenant wanting options, PropNex is a strong first call.
Website: propnex.com
Best known for: The widest pool of rental listings and tenants
2. ERA Singapore
ERA is my other volume pick for rentals, and it is particularly strong on the expat and relocation side thanks to its global network. With around 8,000 agents and island-wide coverage, it can match tenants and landlords quickly across every town and the condo belt, and its international links help place overseas professionals moving to Singapore.
For a landlord wanting a fast, well-screened let, or an incoming expat needing a home before they land, ERA's combination of local depth and international reach makes it a dependable choice.
Website: era.com.sg
Best known for: Island-wide rentals with strong expat reach
Contact ERA Singapore directly
3. Huttons Asia
Huttons rounds out the big-three volume options for rentals, with around 5,000 agents and solid coverage across the condo and private market. Its scale means quick matching and a healthy flow of both listings and tenants, and its international partnerships help on the expat side.
For a landlord who wants their unit seen widely, or a tenant who wants an experienced agent with plenty of options, Huttons is a reliable, well-resourced choice alongside PropNex and ERA.
Website: huttonsgroup.com
Best known for: Broad condo and private rental coverage
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4. OrangeTee & Tie
OrangeTee & Tie is my pick for the landlord who wants to price a rental correctly. Its research arm tracks rental trends and yields across the market, so its agents can advise on a realistic asking rent that fills the unit quickly rather than leaving it empty at an optimistic number.
For a landlord treating a property as an investment, that data-led approach to rent-setting and tenant demand is genuinely useful. It is a strong option if you want the numbers behind the rental strategy, not just a quick listing.
Website: orangetee.com
Best known for: Data-driven rental pricing and yield advice
Contact OrangeTee & Tie directly
5. SRI
SRI is my boutique-scale pick for private condo rentals and expat lets. With around 1,500 agents and a strong technology platform, it handles leasing with a level of attention and polish that suits landlords of nicer units and tenants who want a smoother, more managed experience.
For a well-presented condo or a professional tenant who values responsiveness and a considered service, SRI offers a good middle ground between the giants and a one-person operation.
Website: sri.sg
Best known for: Private condo rentals and expat lets with polish
Contact SRI directly
6. Bluenest
Bluenest earns a place for landlords and tenants who want a more transparent, tech-enabled rental experience, often at a keener fee. Better known for its fixed-fee sales model, it also runs a rental service with the same clarity of pricing and a slick digital process for listing, viewing and paperwork.
For a straightforward condo or HDB rental where you want a clear, modern process rather than a traditional agent relationship, Bluenest is worth comparing. It is a good fit for cost-conscious landlords and tenants who are comfortable with a platform-led approach.
Website: bluenest.sg
Best known for: A transparent, tech-enabled rental process
7. Knight Frank Singapore
For prime and luxury rentals, Knight Frank is my top pick. It handles the high end of the leasing market, prime-district condos, penthouses and landed homes let to executives and corporates, where the tenant pool is discerning and often relocating from abroad.
Its international reach and corporate relationships make it especially strong for company-leased homes and senior expat placements, where a landlord wants a well-vetted, reliable corporate tenant. For a premium property, Knight Frank's positioning fits the market perfectly.
Website: knightfrank.com.sg
Best known for: Prime and luxury rentals, corporate lets
8. Savills Singapore
Savills is my other prime-market rental pick, with a strong corporate leasing practice. It is well suited to landlords of high-value homes and to corporate tenants placing senior staff, and its global network and professional-services depth make it a natural fit for company-leased and executive rentals.
For a prime residential let, or any rental where corporate relationships and a professional, well-documented process matter, Savills is a credible, well-resourced choice.
Website: savills.com.sg
Best known for: Prime rentals and corporate leasing
9. Edmund Tie (ETC)
Edmund Tie, now ETC, rounds out the list with strength in corporate and advisory-led leasing. Its heritage across residential and commercial property makes it a sensible choice for landlords who want a professional, measured approach, and for corporate tenants who value a firm that understands leasing across asset classes.
For an established, advisory-minded firm handling a residential or mixed leasing requirement, ETC is a dependable option that brings genuine market experience to the table.
Website: etcsea.com
Best known for: Corporate and advisory-led leasing
Frequently asked questions
Who pays the rental agent commission in Singapore?
It depends on the rent and lease length. For a one-year lease the landlord typically pays about half a month's rent, and for a two-year lease about one month. When the monthly rent is S$3,500 or more on a two-year lease, the tenant usually pays nothing because the agents co-broke and the landlord's commission covers both. On lower-rent or shorter leases, a tenant's agent may charge the tenant. It is all negotiable, so confirm who pays what in writing.
Do I need an agent to rent out my property?
No, but most landlords use one. A good rental agent markets the unit, screens tenants, negotiates the terms, drafts the tenancy agreement, and manages the inventory and handover, which reduces the risk of a bad tenancy. For an HDB flat there are also subletting rules and registration to handle. If you are confident managing all of that yourself, you can rent it out directly.
Is stamp duty payable on a rental in Singapore?
Yes. A tenancy agreement attracts stamp duty calculated on the rent and the lease term, and it is normally the tenant who pays it. Your agent or you can lodge and pay it through IRAS. It is a modest but mandatory cost, and the tenancy is not properly stamped until it is paid.
Can I rent out my HDB flat?
Yes, subject to HDB rules. You must have met the Minimum Occupation Period to sublet the whole flat, register the rental with HDB, and stay within the occupancy limits. You can also sublet individual bedrooms under separate rules. The full requirements are on the HDB website, and a good agent will make sure you comply.
What is a diplomatic clause?
A diplomatic clause lets a tenant, usually an expat, terminate the lease early without penalty if they are relocated out of Singapore or their employment ends, typically after a minimum period such as 12 months and with two months' notice. It is common in expat tenancies, and a good agent negotiates fair terms for both sides.
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The best rental agent in Singapore depends on your property and your priorities. For the widest, fastest matching, start with PropNex, ERA or Huttons. For data-led rent-setting, OrangeTee. For a keener, tech-led process, Bluenest. And for prime and corporate lets, Knight Frank or Savills.
Whichever you choose, clarify who pays the commission in writing, make sure the tenancy agreement and stamp duty are handled properly, and verify the agent on the CEA Public Register. For the rest of your property team, see my guides to the best property agents and the best HDB resale agents in Singapore.
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The Terris in Terris Recommends
Terris
Chief Recommender · I do the digging so you don't have to
Terris is a Singapore-based web designer and digital strategist who has spent 8+ years building websites for local businesses. His Terris Recommends series shares personal picks for the best service providers across Singapore, informed by his experience working with businesses across industries.
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