Renting Out a Condo in Singapore: URA Minimum Stay and Occupancy Cap Rules for Landlords

Key takeaways

• All occupants of a private residential property must stay at least three consecutive months.
• Short-term accommodation, meaning stays of less than three consecutive months, is illegal for both owners and tenants.
• Up to six unrelated persons may live in a private home without registering with URA.
• Homes of at least 90sqm can be registered with URA, for a $20 fee, to house up to eight individuals until 31 December 2028.
• When the temporary relaxation ends, the six-person cap applies again with immediate effect.
• Owners are responsible for making sure their tenants, including those who sublet, follow the rules.

Background

URA regulates how private residential properties are used. In June 2017, URA lowered the minimum stay for private residential properties from six months to three consecutive months, and stated that shorter stays, including stays booked through home-sharing platforms, remain disallowed.

From 22 January 2024, URA and HDB temporarily relaxed the occupancy cap for larger homes to help meet rental demand, allowing up to eight unrelated persons instead of six. The relaxation was originally due to end on 31 December 2026. On 16 January 2026, URA announced that it would be extended for another two years, until 31 December 2028.

This article sets out how those rules apply to a landlord renting out a condo or other private home. It does not cover HDB flats, which follow HDB’s own rental rules.

Latest guidance

URA’s Renting Property page and its Short-Term Accommodation page were both last updated on 6 November 2026. URA’s FAQs on the temporary occupancy cap were last updated on 15 June 2026. The extension to 31 December 2028 was announced in URA’s media release of 16 January 2026. All pages were checked on 10 November 2026.

The relaxed cap is a temporary measure with a stated end date. Check URA’s current pages before signing a tenancy that runs into 2029.

Who is affected

This guide is for owners renting out a condo, apartment or landed home that is approved for residential use, whether as a whole unit or by the room. It also matters for owners of Executive Condominiums that have completed their HDB Minimum Occupation Period and want to register for the higher cap.

The landlord planning page covers the wider rental process, from pricing to handover.

Who is not affected

HDB flat owners follow HDB’s rental rules and apply to HDB, not URA, for any higher occupancy cap. URA notes that hotels and serviced apartments cater to visitors on shorter stays.

Commercial and industrial premises, and properties not approved for residential use, are outside this guide. This article does not give legal advice on a specific tenancy or enforcement case.

What remains unchanged

• The three-month minimum stay applies to every occupant, whether the unit is let whole or by the room.
• The default cap of six unrelated persons applies to all private residential properties without registration.
• Homes smaller than 90sqm stay at six unrelated persons; the higher cap is not available to them.
• The tenancy agreement is a private contract between landlord and tenant, but it does not override URA’s rules.
• Your MCST may have its own by-laws on tenants and move-ins.

Planning considerations

1. Set every tenancy at three months or longer

URA requires all occupants to fulfil a minimum stay of three consecutive months. This applies to each occupant, so a room let to a tenant who plans to stay only a few weeks is not allowed, even if the rest of the unit is let on a longer lease.

2. Do not list the unit for short stays

URA states that it is illegal for owners and tenants to rent out private homes for short-term accommodation, defined as stays of less than three consecutive months. Under the Planning Act, a person found guilty of engaging in short-term accommodation faces a fine of up to $5,000, and URA states that repeat or recalcitrant offenders are taken to court. URA also states that owners who fail to exercise due diligence to safeguard their properties against misuse will be held responsible, and urges them to check on their properties regularly.

3. Count unrelated occupants, not just tenants

URA defines unrelated persons as anyone who is not part of the same family unit, and treats domestic helpers as part of the same family unit. Plan the occupancy around the number of unrelated persons who will actually live in the unit.

4. Register before housing more than six people

If your home is at least 90sqm in strata or lot area and you want to house up to eight individuals, you must first register it with URA and pay a $20 registration fee. URA’s preconditions include that the property is approved for residential use, that it has a minimum area of 90sqm, that no earlier registration for the property was cancelled in the last 12 months, and, for an Executive Condominium, that the HDB Minimum Occupation Period has been fulfilled. Registration is online with Singpass or Corppass, and URA’s FAQs state that the authorisation is valid only after you receive the email confirmation.

5. Plan for the end of the relaxation

URA’s FAQs state that existing registrations do not need to be renewed and remain valid until 31 December 2028, unless voided or disqualified. When the relaxation ends, all private residential properties must return to the cap of six unrelated persons with immediate effect, and owners and tenants may be held liable for infringements after that. If a tenancy with seven or eight occupants would run past the end date, plan for that in the agreement.

6. Write the rules into the tenancy and watch sublets

URA states that the occupancy cap also applies to tenants who sublet, and that owners must ensure their tenants follow the rules. If the cap of eight is exceeded, or the extra occupancy causes serious nuisance, the registration is cancelled and the authorisation ceases, in addition to any further enforcement action against the owner. Set out the permitted number of occupants and any sublet restriction in the tenancy agreement. The whole-unit rental handover checklist covers the move-in steps.

7. Check your MCST by-laws and layout

URA does not require owners of private homes to register tenants with URA, but it advises owners to check with their MCST whether the development’s by-laws require tenant registration. URA also encourages owners to retain the approved internal layout of the unit.

8. Get help with the rental plan

Tenant profile, occupancy and lease length all affect how a rental runs once the keys are handed over. The landlord planning page explains how Melvin supports owners through the rental process. Questions on a specific enforcement matter should go to URA or a lawyer.

FAQ

This article provides general educational information. Occupancy and tenancy rules can change, and their application depends on the property and the arrangement. Confirm current requirements with URA, your MCST or a lawyer before a binding commitment is made.