Summary
Over 65,000 foreign students live in Singapore; room rents range from S$800 to S$3,000/month, with utilities typically adding another S$60–90.
A standard lease demands 1–2 months’ deposit plus first month’s rent upfront — expect at least S$2,400 for a S$1,200/month room.
Co-living operators offer flexible leases with all-in pricing, eliminating the guarantor requirement and bill uncertainty.
Always protect yourself: never rent without a stamped tenancy agreement, verify HDB subletting approval, and pay by bank transfer — not cash.
Rently’s Lower Move-In Costs spreads your deposit over your lease, and Pay with Rently fulfils the rent payment obligation directly with the landlord via eGIRO at 0% fee — no local payslip or guarantor required.
You worked hard to get into a Singaporean university. Then you opened a property listing site and reality hit: rooms that cost more than you expected, landlords asking for a guarantor you don't have, and a deposit that wipes out two months of your living budget before you've even unpacked. As one student put it bluntly on Reddit: "Don't expect to find a decent place for less than $1,000. The market is just bad."
Students rent successfully in Singapore every semester; you just need to know how the system actually works and where the real solutions are. This guide tackles the three biggest hurdles for international students head-on: the large upfront student rental deposit in Singapore, the guarantor requirement, and proving you can pay rent without a payslip. By the end, you'll know exactly what documents to prepare, what to budget for, and how to protect yourself from common rental pitfalls.
The Harsh Reality: What Singapore Rentals Actually Cost
Singapore hosts over 65,000 foreign students, with numbers growing roughly 10% year on year. That demand puts pressure on an already competitive rental market. Here's what you're actually looking at:
Property TypeMonthly RentHDB common room (shared flat)SGD 800 – 1,500Studio / 1-bedroom private apartmentSGD 2,000 – 3,000
Figures from Rently's rental market guide.
And as one Redditor noted, “$600–800 would fetch you a small common room (i.e. no attached bathroom) in a shared flat more than half an hour away from central.” Closer to campus or the city? Expect to pay more.
The rent itself isn't the only number you need to worry about. Landlords in Singapore require a security deposit upfront:
1-year lease: 1 month's rent as deposit
2-year lease: 2 months' rent as deposit
So if you're signing a 1-year lease on a $1,200/month room, here's what you're paying before you even move in:
CostAmountSecurity deposit$1,200First month's rent$1,200Total upfront$2,400
That's a significant sum for anyone — let alone a student arriving in a new country for the first time.
On top of that, most landlords don't include utility bills in the rent. “Also expect to fork out an extra $60–90 for utility bills each month,” and that's before internet and mobile plan costs.
As an international student, you're also arriving without:
CPF history (Singapore's national savings system — locals use this to demonstrate financial stability)
Local payslips
Singapore credit history
This doesn't make renting impossible, but it does mean you need to know your options.
The Guarantor Problem: Why Landlords Ask and What You Can Do
A guarantor is not legally required to rent in Singapore. As Figment explains, landlords ask for a guarantor to have a local contact if rent goes unpaid; it's not a legal requirement. You have more negotiating room than you might think.
That said, some landlords won't budge. Here are your realistic options if you're an international student with no guarantor in Singapore:
Option 1: Address the deposit barrier directly Another way to reassure landlords is to remove the financial risk associated with the security deposit, which is exactly what services such as Rently's Lower Move-In Costs are designed to do.
Option 2: Co-living operators This is another good option for students. Co-living operators offer individual rooms in shared apartments with flexible lease terms, often without the guarantor requirement. They typically include utilities and WiFi in the rent, which removes a lot of the uncertainty around monthly costs.
Option 3: Offer a larger deposit Some students try to compensate by offering 3 months' deposit instead of 2. The downside? You'd be paying even more upfront on an already tight budget. This approach is rarely sustainable.
How Rently's Lower Move-In Costs Solves the Deposit Problem for Students
Rently's Lower Move-In Costs is a service specifically designed for situations like yours. Instead of paying the full security deposit in one go, Rently pays the full deposit to your landlord upfront. You then pay that deposit amount monthly over your lease term, plus a service fee of $12/month per $1,000 of deposit.
Here's what that looks like in practice:
If your deposit is $1,200, you pay it over your lease instead of all at once. The service fee works out to $14.40/month ($12 × 1.2). At the end of your lease, your landlord returns the deposit directly to you, minus any fair deductions for damage or unpaid rent.
Note on early moves: If you need to end your lease early, settling the outstanding deposit balance with Rently comes first before the arrangement closes out.
What about the financial review? Can students qualify?
Rently conducts a credit review including checks for major payment defaults or active bankruptcy. Importantly, this is not a traditional employment-based check — it does not require a Singapore payslip or local income history. For most students who haven't had major financial issues back home, this isn't a barrier.
To use Rently, you need:
A valid Student Pass (or In-Principle Approval letter if it hasn't been issued yet)
Singpass for registration
That's it. No local guarantor. No payslip.
Rently's Lower Move-In Costs is a deposit restructuring service. The money goes to your landlord, and the deposit is returned to you (minus fair deductions) at the end of your lease.
Paying your rent monthly? Rently handles that too.
Once you're in your unit, Pay with Rently lets you pay rent via eGIRO at 0% fee — Rently settles the full amount directly with your landlord by bank transfer. If you'd prefer to pay by credit card, that option is available too, though fees apply (check the online calculator on Rently's site for the current rates).
Budgeting 101: Affording Student Life in Singapore
Singapore has a reputation for being expensive, and it's not entirely undeserved. But with a clear plan, it's absolutely manageable. Here's a realistic monthly breakdown based on NUS Business School's cost-of-living guide for international students:
ExpenseMonthly RangeAccommodationS$800 – S$1,500 (HDB room)FoodS$250 – S$500TransportationS$80 – S$250Utilities (if not included)S$30 – S$80Internet / MobileS$15 – S$60Personal & EntertainmentS$40 – S$200
On food: hawker centres and coffee shops are your best friends. A full meal with a drink typically runs S$5–S$8. If you set roughly S$20/day as your food budget, that's around S$600/month — enough to eat well without cooking every meal. Cooking at home is cheaper in theory, but be aware that many landlords restrict cooking to minimal use. Always check the cooking rules before you sign, and get the agreed terms written into your tenancy agreement.
The 50/30/20 Rule for Students
A simple budgeting framework that works well in Singapore:
50% for Needs: Rent, utilities, groceries, public transport
30% for Wants: Dining out, entertainment, travel within the region
20% for Savings: Emergency fund, planned travel, or sending money home
If your monthly allowance is S$2,500, that means about S$1,250 for essentials, S$750 for lifestyle, and S$500 set aside. Adjust the ratios based on your actual income, but having a written budget — even a rough one — makes a significant difference when you're managing money in a new country for the first time.
Red Flags to Spot Before You Sign
Singapore's rental market is generally well-regulated, but scams and dodgy arrangements do exist — and students are common targets. Watch out for these warning signs:
No Tenancy Agreement (TA) If a landlord asks you to rent without a written contract, walk away. A tenancy agreement is your legal protection. Without it, you have no recourse if the landlord refuses to return your deposit or changes the terms mid-lease.
No Stamp Duty Once your TA is signed, it must be stamped by the Inland Revenue Authority of Singapore (IRAS) to be legally enforceable in court. Tenants are usually responsible for this fee (it's relatively small), but some landlords skip it to avoid paperwork. An unstamped agreement is not legally valid; this should be a dealbreaker.
Cash-Only Rent Payments Always pay rent via bank transfer so you have a timestamped digital record. Cash payments are hard to dispute, and "I paid in cash" is difficult to prove if disagreements arise later.
Illegal Subletting If you're renting a room in an HDB flat, the landlord is required to have official approval from HDB to sublet to foreigners. Ask to see this before signing. Renting without it puts you in a legally precarious position.
Other things to verify before signing:
Are utilities included, or added separately?
Is cooking allowed? What appliances can you use?
Are visitors permitted, and under what conditions?
What's the air-conditioning policy? Some landlords impose limits on usage.
Exchange Students: Your Guide to Short-Term Stays (3–6 Months)
If you're on a semester exchange, finding accommodation is its own challenge. You need somewhere for 3–6 months, but most landlords overwhelmingly prefer 1–2 year leases.
Here's what you need to know: the legal minimum rental period for private property in Singapore is 3 consecutive months. There are no legal private rentals for less than 3 months. Anything shorter puts both you and the landlord in violation of housing regulations.
Your best options as an exchange student:
Co-living providers
Pros: Flexible 3-month leases, all-inclusive pricing, community
Cons: Pricier than a basic HDB room
Serviced apartments
Pros: Hotel-like amenities, very flexible
Cons: Expensive, tough on a student budget
HDB room rental
Pros: Potentially the most affordable
Cons: Hard to find landlords willing to do short leases
For most exchange students, co-living is the sweet spot. The all-in pricing (rent + utilities + WiFi) removes billing uncertainty, and the built-in community makes settling into a new country faster and less lonely.
While co-living handles the lease, the deposit still matters: Rently's Lower Move-In Costs can spread it over your stay, and Pay with Rently lets you pay rent at 0% via eGIRO — no local payslip required.
Your Rental Document Checklist
When you find the right place, you want to move fast. Have these documents ready:
Passport — Always required
Student Pass — Your official student visa once issued
In-Principle Approval (IPA) Letter — If your Student Pass hasn't been formally issued yet, this letter from ICA (the Immigration & Checkpoints Authority) is accepted as proof of your status
Proof of Enrollment — A letter from your university confirming you are enrolled as a student
Bank Statements from Home — To demonstrate to the landlord that you have sufficient funds to cover your rent for the duration of the lease
Notice what's missing from that list? A local payslip. With services like Rently and the right documentation, you don't need one to secure your new home.
You've Got This
Renting as an international student in Singapore comes with real challenges — a large upfront deposit, no local guarantor, and no local income history. But none of these are insurmountable.
The key moves:
Set realistic cost expectations — figure on at least S$1,000–1,500/month for a room, plus utilities
Use the 50/30/20 rule to keep your budget under control from day one
Explore co-living if you want flexibility and all-in pricing without a guarantor
Use Rently's Lower Move-In Costs to spread your deposit over your lease instead of paying it all upfront — no Singapore payslip or guarantor required
Protect yourself legally: always insist on a stamped tenancy agreement and pay rent by bank transfer
Singapore is an incredible place to study. The rental market has its quirks, but you’re now equipped to navigate it clearly. Get your documents in order, know your budget, and start your search with confidence.
Frequently Asked Questions
Why do Singapore landlords ask for such a large security deposit from students?
Landlords often require 1–2 months’ rent as a security deposit to protect themselves against potential damage, unpaid rent, or early lease termination. Because international students typically have no local credit history or income, the deposit acts as a financial cushion for the landlord. It’s refundable at the end of the lease, minus any fair deductions for damages or arrears.
Can an international student rent in Singapore without a local guarantor?
Yes, it’s possible. While many private landlords prefer a local guarantor, you can negotiate alternatives. Popular options include offering a slightly larger deposit, using a co-living space that doesn’t require a guarantor, or working with services like Rently’s Lower Move-In Costs — which pays the full deposit upfront and essentially removes the need for a guarantor.
How does Rently’s Lower Move-In Costs help students manage the deposit?
Rently pays the full security deposit to your landlord on your behalf, and you pay that amount in convenient monthly payments over your lease, plus a small monthly service fee. This means you avoid the large upfront cash outlay, making it much easier for students without a local payslip or guarantor to secure a room.
What is Rently’s deposit arrangement?
Rently’s Lower Move-In Costs is a deposit restructuring service. The deposit is paid to your landlord, and you settle the equivalent amount through monthly payments. At the end of the lease, the landlord returns the deposit directly to you (less any legitimate deductions); the only cost to you is the monthly service fee, and no borrowing is involved.
What documents do international students need to rent a room in Singapore?
Typically, you’ll need your passport, Student Pass (or the In-Principle Approval letter from ICA), a university enrolment letter, and recent bank statements from home to demonstrate financial capacity. With Rently, you don’t need a local payslip, and the credit review focuses on major defaults or bankruptcy, not employment history.
How much should a student budget for monthly living costs in Singapore?
A realistic monthly budget ranges from about S$1,200 to S$2,300, covering accommodation (S$800–1,500 for an HDB room), food (S$250–500 using hawker centres), transport (S$80–250), and utilities/internet (S$45–140). See the full cost breakdown in the article for a line-by-line guide.
Are co-living spaces a good idea for international students?
Absolutely. Co-living operators offer flexible leases (from 3 months), all-inclusive rent (utilities + WiFi), and no guarantor requirement. They also provide a built-in community, which helps new students settle in quickly without the stress of navigating a private landlord alone.
What are the biggest warning signs of a rental scam in Singapore?
Top red flags include: no written tenancy agreement, cash-only rent payments, a landlord who refuses to stamp the tenancy agreement with IRAS, missing HDB subletting approval for HDB rooms, and prices that seem too good to be true. Always ask for the stamp duty, pay by bank transfer, and verify the landlord’s approval documents before signing.
Can I rent a room for less than 3 months as an exchange student?
The legal minimum rental period for private property in Singapore is 3 consecutive months. Rentals shorter than that are not permitted. If you only need a 3-month stay, co-living spaces and serviced apartments are your best legal options, as they accommodate short tenures without violating housing regulations.
