Stamp Duty on a Tenancy Agreement: IRAS Rates, Who Pays and the 14-Day Deadline

Stamp duty on a tenancy agreement is one of the smallest bills in Singapore property, often a few hundred dollars. It is also one of the easiest to forget, and a late payment can multiply it several times over. This guide covers how IRAS calculates lease duty, who pays, the deadline and penalties, and how to stamp online. It is written for tenants signing a lease and for owners, including future landlords at LinkTown Residences (Hougang Central Residences), the condo planned above Hougang MRT (NE14).

Lease duty rates

Average annual rent (AAR)	Lease period	Stamp duty
S$1,000 or less	Any	Exempt
Above S$1,000	4 years or less	0.4% of the total rent for the lease period
Above S$1,000	More than 4 years, or indefinite	0.4% of 4 times the AAR

Duty is rounded down to the nearest dollar, with a minimum of S$1. Source: IRAS, Renting a Property.

What counts as rent

IRAS takes the higher of the contract rent and the market rent. It also adds other regular payments tied to the lease, such as furniture or fittings charges, maintenance and service charges. GST is excluded. So a “rent plus furniture” package is taxed on the whole monthly amount.

The S$1,000 exemption is narrower than it sounds

The threshold is annual rent. S$1,000 a year is roughly S$83 a month, so almost every room or whole-unit rental in Singapore is dutiable.

Who pays

IRAS lists the lessee or tenant as the party liable for duty on a lease or tenancy agreement, an agreement for lease, a variation, and an accepted letter of offer. That is the default most agreements follow. A few other cases differ:

• Lease with a premium (a lump sum on top of rent): the lessee pays duty on the premium at Buyer’s Stamp Duty rates, plus lease duty on the rent.
• Assignment of a lease for extra payment: the incoming tenant pays.
• Surrender of a lease with payment: the landlord pays, at BSD rates, on what it pays the tenant.

Even when the tenant pays, a landlord gains from it. The Stamp Certificate is evidence that the agreement was duly stamped, which matters if the lease ever ends up in a dispute.

Deadline and penalties

Stamp the agreement within 14 days after signing if it is signed in Singapore, or within 30 days after receiving it in Singapore if it is signed overseas. The clock generally runs from the date the document is first signed.

How late	Penalty
Up to 3 months	S$10 or an amount equal to the duty, whichever is greater
More than 3 months	S$25 or 4 times the duty, whichever is greater

If duty stays unpaid, IRAS can appoint agents such as your bank or employer to recover it, and can issue a travel restriction order. Sources: IRAS, When to Pay and IRAS, Late Payment.

Worked examples

Lease	Monthly rent	Calculation	Duty
1 year, whole unit	S$4,000	0.4% x S$48,000	S$192
2 years, whole unit	S$4,000	0.4% x S$96,000	S$384
5 years, whole unit	S$4,000	AAR S$48,000; 0.4% x (4 x S$48,000)	S$768
1 year, one room	S$1,250	0.4% x S$15,000	S$60
2 years, rent plus S$150 furniture charge	S$4,150	0.4% x S$99,600	S$398 (rounded down)

Now the cost of forgetting. On the two-year lease, S$384 of duty paid four months late means a penalty of four times the duty, S$1,536, on top of the S$384 itself.

Renewals, extensions and changes

• Renewal: a new tenancy agreement is a new document, so it is stamped again on its own rent and period.
• Rent increase or longer term via a supplemental agreement: duty is payable on the increase, or on the rent for the extra period.
• Rent cut or shorter term: no duty on the variation.
• Letter of offer: IRAS lists an accepted letter of offer among the documents that attract lease duty, so an accepted offer can start the 14-day clock before the full agreement is signed. Ask your agent or lawyer which document to stamp.

How to stamp

1. Log in to the myTax Portal (Stamp Duty) with Singpass or Corppass.
2. Choose to stamp a lease or tenancy document and enter the parties, address, rent and lease dates.
3. Pay the duty online. The Stamp Certificate is issued once payment is made.
4. Send a copy to the other party and keep one with the signed agreement.

Agents often e-Stamp on the tenant’s behalf. That is fine, but the liability stays with the tenant, so ask for the certificate.

Where this fits for a buyer at Hougang Central Residences

Lease duty is minor next to the stamp duties on buying: Buyer’s Stamp Duty on an illustrative S$1,695,000 purchase is S$54,350, and ABSD can apply on top. If you ever sell within four years, Seller’s Stamp Duty comes in too. For landlords, the bigger rules are URA’s three-month minimum stay and occupancy cap, covered in our guide to renting out a condo.

At LinkTown Residences, no unit can be let before TOP, expected around 2030/2031. Until then, the numbers to plan are the purchase ones: see the payment scheme and the price guide, which use analysts’ estimates of S$2,500–2,600 psf. For the demand side, see our look at LinkTown Residences rental potential.

Register to get LinkTown Residences prices and payment details as soon as they’re released.

Frequently asked questions

How much is stamp duty on a tenancy agreement in Singapore?

For leases of four years or less, 0.4% of the total rent for the lease period. For longer leases, 0.4% of four times the average annual rent. Leases with average annual rent of S$1,000 or less are exempt. Verify with IRAS.

Who pays stamp duty on a tenancy agreement, landlord or tenant?

IRAS names the lessee or tenant as the party liable for lease duty. Landlords should still make sure it is paid, because the Stamp Certificate protects both sides.

When must a tenancy agreement be stamped?

Within 14 days after signing if signed in Singapore, or within 30 days after receipt in Singapore if signed overseas.

What is the penalty for late stamping?

Up to three months late: the greater of S$10 or the duty amount. More than three months late: the greater of S$25 or four times the duty.