Imagine this: you’re hunting for a rental in Singapore and finally find a place that ticks all the boxes—central location, decent size, and surprisingly within budget. During the viewing, the agent leans in and says, “Rent is negotiable”—but in the same breath, hints that others are already offering more.
In a market where renting feels like a bidding war, it’s hard to tell if offers are real or just pressure tactics. Some landlords chase quick gains, while commission-driven agents quietly push prices up, leaving uninformed or desperate tenants scrambling without clear pricing data.
This guide unpacks the subtle tactics used to manipulate rent—and how you can stay one step ahead when navigating Singapore’s competitive rental landscape.
Common rent manipulation tactics
1. Price padding based on nonexistent offers
Sometimes, showing a little too much excitement for a unit can backfire. A landlord or agent might pick up on your interest and try their luck with a gentle nudge: “Another party is also very interested, so you might need to outbid them.” It sounds harmless—but it’s often a strategic white lie meant to push you into offering more.
Image from illustrative purposes only
Image credit: 99.co
We don’t always stop to question statements like these in the heat of the moment, but you’d be surprised how often this “card trick” is used in Singapore’s rental market. It creates pressure to lock in the deal out of fear that someone else will swoop in.
What can you do?
Image credit: HDB
For HDB flats, you can literally “Check Market Rental Rate” on HDB’s website, where you’ll easily be able to pull data on the latest official rental prices that other tenants and landlords have agreed upon in the last 12 months. With this, you can quickly tell if the asking price is in the right ballpark.
For condo rentals, take a few minutes to check URA’s rental transaction data or the “Private Residential Rental Contracts” e-Service to see what similar units in the area are actually going for. This platform pulls data from official lease agreements, giving you access to real rental figures submitted for stamp duty purposes. You can filter by district, condo project, or property type, and compare up to five developments at once.
The info spans the last five years and is updated monthly—perfect for spotting whether the unit you’re eyeing is reasonably priced or riding the hype. If it’s way above average, that’s your sign to negotiate—or move on.
2. Unrealistically high asking rent
There are a few valid reasons why a rental unit might command a slightly higher price—like if it’s newly renovated, fully furnished with quality appliances, or in a particularly desirable stack or floor.
Image credit: Figment
But if the asking rent is significantly higher than recent URA rental data for similar units in the same area, it could be a sign that the price is simply inflated. Always cross-check with official sources before agreeing to pay a premium—you might find that the “upgrades” don’t justify the extra cost.
Apart from the URA and HDB data on past rental transactions, you can also browse platforms like PropertyGuru or 99.co to compare similar active listings and get a sense of current asking prices.
Bringing this data into your negotiations gives you a solid footing. If the asking rent is noticeably higher than what comparable units are going for, you’ll be in a stronger position to negotiate.
3. Short-term lease lock-ins with high renewal hikes
One rising trend in Singapore’s rental market is the short-term lease with steep renewal hikes.
Landlords may dangle a low first-year rate, then raise the rent significantly when it’s time to renew, catching tenants off guard.
Many renters end up signing longer terms or renewing automatically just to avoid moving again, which gives landlords room to adjust prices quickly based on market demand. Some renewal hikes can go up to 10% or more, according to recent reports.
Legally, rent can only be raised at renewal unless stated otherwise in your lease. There’s no cap on how much it can go up, but you can negotiate for a renewal clause that limits future increases. If clearly written and agreed upon, this can hold up. Always read the fine print, and try to lock in rent caps early to avoid price shocks later.
How to avoid being scammed by landlords & agents
It’s easy to “cry father, cry mother” when you suddenly find yourself in a less than favourable position as a potential tenant, but you too have the responsibility to do your due diligence. Whether it’s checking URA data to benchmark pricing, calling out pressure tactics, or locking terms in writing before signing anything, staying informed is your best defence.
One Redditor (u/Gymrat76) shared how some landlord agents have been trying to collect commission from both parties, despite representing only the landlord. Foreign tenants, in particular, are easy targets as they’re often unfamiliar with local rules and legalities. These agents may label it a “service fee” or claim that the landlord isn’t paying commission, so the tenant must cover the cost instead.
Don’t hesitate to engage a tenant’s agent if you’re unfamiliar with the process—they’re there to protect your interests. And always scrutinise your tenancy agreement: pay attention to renewal clauses, responsibilities for repairs, and exit terms.
Read our other articles here:
- Is renting a rite of passage for Gen Zs?
- How much rent should you be paying based on your salary?
- The reality of living in a PPHS HDB flat
Cover image adapted from: Unsplash, Uchify
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