Singapore Room Rental Guide: Master vs. Common Room

At a Glance

A Master Room is the largest room with an en-suite bathroom, while a Common Room uses a shared bathroom.

From 2025 to 2028, the occupancy limit for 4-room or larger HDBs and private properties over 90sqm is temporarily increased to 8 people.

Condo Master Rooms start at approximately SGD 2,000, while HDB Common Rooms start from around SGD 800.

Finding a place to live is often the biggest hurdle when first moving to Singapore. For individuals or couples moving without a full family, "room rental"—renting a single room—is often a more practical starting point than a "whole unit" rental. Many newcomers find the terms "Master Room" and "Common Room" confusing at first, but understanding the difference is key to managing your budget.

After the extreme price hikes of 2022–2023, the Singapore rental market has entered a period of relative stability in 2025 and 2026. However, rent remains a significant expense compared to many other countries. This guide breaks down the differences between room types, current market rates, and essential tips to check before signing a contract.

Master Room vs. Common Room: Which is Right for You?

The primary differences are the bathroom and the level of privacy. A Master Room is the largest bedroom in the unit and includes its own private en-suite bathroom. A Common Room does not have an attached bathroom, meaning you will need to share the common bathroom (usually located in the living area) with other tenants. Compare them below:

Category	Master Room	Common Room
Bathroom	Private En-suite	Shared (Common)
Size	Largest in the unit	Standard size
Privacy	Very High	Moderate (Shared spaces)
HDB Rates	SGD 1,200 – 1,800	SGD 800 – 1,300
Condo Rates	SGD 2,000 – 3,500+	SGD 1,300 – 2,200

The price gap is significant. For instance, choosing an HDB Common Room over a Condo Master Room can save you over SGD 1,000 per month—that’s more than SGD 12,000 a year. If you don't mind sharing a bathroom, opting for a common room is a smart way to increase your savings. Your choice should depend on your lifestyle priorities and monthly budget.

HDB vs. Condominium: Understanding the Difference

Residential properties in Singapore are mainly divided into public housing (HDB) and private housing (Condominiums). Each offers a different living experience.

HDB (Public Housing): The biggest advantage is value for money. HDBs are located in local residential heartlands, meaning they are close to Hawker Centres and wet markets where daily costs are lower. However, they do not have facilities like swimming pools or gyms, and there is no private security.

Condominium (Private Housing): Residents enjoy 24-hour security and facilities such as swimming pools, gyms, and BBQ pits. These are popular among expats and often have a strong community feel, but the rent is higher as it includes the cost of maintaining these amenities.

Note that under temporary regulations effective from 2025 to 2028, HDB flats with 4 rooms or more and private properties larger than 90sqm are allowed to house up to 8 unrelated persons. When viewing a home, always ask how many people will be living in the unit.

Legal Requirements and Contract Essentials (Must-Check!)

Singapore has very strict rental laws. Failing to follow them could result in losing your deposit or even being considered an illegal resident.

Minimum Stay: To be legally protected, the minimum rental period is 6 months for HDBs and 3 months for Condos. Short-term rentals like Airbnb are strictly illegal in Singapore.

Stamp Duty: Tenants are required to pay a Stamp Duty of 0.4% of the total rent for the lease period. You must obtain a Stamp Certificate from IRAS (Inland Revenue Authority of Singapore) to ensure the contract is legally binding in case of disputes.

Security Deposit: Typically, this is 1 month's rent for a 1-year lease and 2 months' rent for a 2-year lease. It is standard practice to receive this back within 14 days of the contract ending.

Diplomatic Clause: If you are signing a lease for 12 months or longer, ensure this clause is included. It allows you to terminate the lease with 2 months' notice if you are unexpectedly transferred out of Singapore or lose your job.

Practical Insider Tips for Residents

Here are some practical tips based on lived experience in Singapore, focusing on what many newcomers often overlook.

Strategic Location: If proximity to Korean restaurants and grocery stores is important, look at Tanjong Pagar or Bukit Timah. For better value, Novena and Tiong Bahru offer excellent city access at more reasonable price points.

Aircon Servicing Obligation: Most Singapore rental contracts require tenants to have the air conditioning serviced every 3 months at their own expense. Keep all receipts as proof; landlords will often ask for them at the end of the lease.

Photos and Videos at Move-in: On your first day, take detailed photos and videos of even the smallest scratches or stains and send them to the landlord or agent. This is your only shield if a landlord tries to deduct repair costs from your deposit later.

Scam Prevention: Never transfer money without seeing the property in person! Verify the agent’s CEA registration number and confirm the landlord's ownership through the HDB or URA portals.

Securing the right home is half the battle won when starting your new life in Singapore. We hope this information helps you find the perfect space for your Singapore journey!