If you’ve ever walked around Dempsey Hill or Gillman Barracks, then you’ll be no stranger to Singapore’s colonial black-and-white houses. These SLA-managed properties are a fragment of our past, known for sprawling square footage and iconic facades. What’s less well-known is that SLA also rents out walk-up apartments and studios.
SLA properties tend to be cheaper per sqft compared to condominium units or other private housing. A 543sqft studio apartment in Changi Village had a winning bid of just $1,820/month in 2024. The cash you’ll need before key collection, though, is several times that figure, and that’s before you factor in expenses during the tenancy and at reinstatement.
Before collecting your keys
Tender deposit, lodged with your bid
When bidding for SLA properties, you bid the amount of rent you are willing to pay per month. To secure your bid, you need to set aside a month’s worth of your proposed rent to be submitted with the application. It gets returned to you if you don’t manage to make a successful bid.
If your bid is successful, this one-month’s rent will then contribute to your security deposit.
Security deposit of three to six months’ rent
Prepare to set aside at least 3 months’ rent for your security deposit, and up to 6 months’ depending on what is stated in SLA’s Letter of Acceptance. This is where SLA properties start to feel a bit steeper. Private leases in Singapore tend to only ask for 1 to 2 months’ rent for security deposits.
Stamp duty & admin fees
Prior to moving in, you’ll be required to pay your first month’s rent upon signing the tenancy agreement. In addition, SLA charges a $200 admin fee. And for leases of up to 4 years, stamp duty is calculated at 0.4% of the total rent of the entire lease period.
One small relief: SLA doesn’t charge GST for its residential properties.
Fire and public liability insurance
State properties have certain tenancy requirements that will not be covered by SLA. Tenants have to independently obtain a fire insurance policy and a public liability policy before moving in.
A standard renter’s home insurance plan with personal liability cover costs from about $30 to $140 a year, but SLA may require cover for a set amount, so ask the managing agent before buying.
What the $1,820 studio would cost
The successful bid in Changi Village was for a 2-year lease. While everyone saw the $1,820 figure, here’s what would actually have had to be paid when signing the tenancy agreement. In addition, the tenant would have to sort out their own insurance policies.
Estimated upfront cost of a $1,820 rental unit.
Image credit: Uchify
Moving in
Fitting out a bare unit
Image credit: SLA
Units can come close to bare, with tenants reporting that they’ve had to install air conditioning, white goods and storage themselves. After all, they’re old properties that don’t necessarily have the infrastructure we’re used to in newer HDB or condo developments.
Lion City Aircon quotes their most basic system at between $1,090 and $2,180 depending on the brand, serving only one bedroom. Larger systems cover more space and can go upwards of $5,000.
White goods such as fridges, washing machines, and hobs can also rack up a hefty bill. At Best Denki, entry-level refrigerators start at $400, and a basic washing machine goes for about $300. Those numbers climb quickly if you’re after larger or more energy-efficient models.
Image credit; SLA
Renovation and written approval
If you’re thinking of renovating your unit, don’t move too fast. Any proposed renovations need to first be reviewed by SLA, including plans, drawings, and professional calculations. Only after tenants have received SLA’s written approval can they proceed with renovations.
Endorsement for these plans typically takes 30 days. Since tenants have to engage qualified professionals to draw up any proposed plans, even small changes could carry a design or engineering fee on top of the actual renovation costs.
Moving into a walk-up
Image credit: SLA via Facebook
Many SLA blocks don’t come with lifts at all, and if they do, they don’t tend to serve lower floors. Not only might this pose a challenge for tenants with reduced mobility, it also complicates the moving process.
Movers may have a surcharge for stairs. Some Carousell-verified moving providers charge an extra $10 to $30 per item per floor. That adds up fast if you’re moving a full household.
During your tenancy
Old building, old problems
Image credit: SLA via Instagram
Before you make your bid, ensure you read the maintenance clause closely in the sample tenancy agreement provided with the listing. Some repairs like rewiring, waterproofing, pest control and plumbing fixes may be the responsibility of the tenant and should be factored into your budget.
Ask the managing agent what has been recently repaired before handover to give yourself a better idea of what issues might arise during your tenancy.
No subletting allowed
Residential State properties are for the tenant and immediate family only, with all occupants needing to be registered when the tenancy agreement is signed. This means strictly no sub-letting to offset the rent.
Renewing, rebidding or relocating
Expect a 2- or 3-year rental term
SLA homes usually come with a 2-year or 3-year tenure. These properties are rented out during an interim period pending long-term development, which depends on the planning authority. Approaching the expiry of each tenancy, SLA consults with the planning authority to determine if this interim period can be extended. If it can’t, SLA will reclaim it at the end of the lease.
At expiry, you must hand back the empty unit and SLA will not relocate you, so budget for a move at the end of every rental term.
Rent could increase at renewal
Some SLA residential properties function under a 3+3+3 tenancy. A 3-year tenure is granted for the initial term, with the possibility of up to 2 terms of further renewal at SLA’s discretion.
Image credit: Uchify
If tenants plan on renewing their lease, they’ll need to provide SLA with at least 6 months’ written notice. SLA may choose to renew, but rent won’t necessarily remain the same. One SLA tenancy was renewed at a higher rent set by SLA valuers at market rates, so don’t be surprised if your initial bid no longer holds up.
Breaking your lease
In their first term, tenants can benefit from a rent-free period of 3 months. However, should they choose to break their lease early, they may be required to compensate the State for failure to complete the contracted tenancy term. Be sure to carefully read the tenancy agreement, especially if you can’t commit to staying for the entire lease term.
Undoing your renovations
At the end of the lease, the property needs to be handed back in good repair at the tenant’s expense. This means returning it in the condition it was in when first handed over. Even if SLA approved any renovation works, they may need to be removed before the lease ends.
SLA will usually send out their reinstatement requirements 6 months before lease expiry, giving tenants time to undo any works they have done.
Renting an SLA apartment: the final budget checklist
With these heritage properties, the price on paper rarely tells the full story. Familiarising yourself with the tenancy agreement, staying in close contact with the managing agent, and working from a budget checklist will go a long way in keeping surprise costs to a minimum.
SLA properties may not be suited to flatsharers who rely on roommates to help offset the rent, but families who want a little more space and are prepared to bear the cost of fit-outs might appreciate the experience these conserved units provide.
For more rental guides and cost breakdowns, check out these other articles:
- How to rent SLA apartments
- Living in an SLA bungalow: a cost breakdown
- Tenant checklist: what to know before heading to your rental viewing
Cover image credit: Singapore Land Authority
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