Singapore Office Lease Guide

Updated 28 October 2026 · CBD Office Space

What should you check before agreeing an office lease?

Agree the commercial terms, permitted use, handover condition, works programme and exit obligations before committing. Record the agreed points in the documents and have the lease reviewed for your circumstances; a commercial shortlist does not replace legal advice.

Office lease comparison checklist

• Term and dates: possession, rent commencement, fit-out access, expiry, renewal notices and any overlap with your current office.
• Rent and charges: chargeable area, service-charge treatment, applicable taxes, payment dates and any agreed rent-free period.
• Deposits: amount, form, top-up triggers, deductions and return conditions. Obtain the specific landlord proposal rather than assume a standard amount.
• Use and access: approved activity, operating hours, after-hours air-conditioning, visitor access, signage and any licensing requirements.
• Works and handover: condition schedule, retained fittings, landlord approvals, contractor requirements and responsibility for defects.
• Renewal and exit: notice deadlines, future rent mechanism, break or transfer rights if any, and reinstatement scope.

How early should an office search start?

Work backwards from the required operational date. Allow for requirements and viewings, negotiations and document review, design and approvals, contractor work, IT installation and moving. A fitted unit can shorten some stages, but access, alterations and approvals still need checking. Confirm the programme with the landlord and contractors before promising a move-in date.

How long is an office lease?

Three-year terms are common in conventional office searches, but the offered term is specific to the landlord and unit. Ask how a shorter term, renewal option or growth requirement affects the proposal. Do not assume that an early-exit right or automatic renewal is included.

Do office tenants pay agent commission?

Clarify who the agent represents, who pays, the fee and applicable GST before appointing an agent. CEA states that commission is negotiable. A “no tenant commission” claim should only be relied on when the arrangement for your transaction is confirmed in writing.

Does an office lease need stamp duty?

IRAS states that documents relating to leases of Singapore immovable property are subject to stamp duty. Check the current rules, calculation and deadlines directly with IRAS and confirm responsibility for stamping in the documents.

Does taking over a fitted office remove reinstatement?

No automatic exemption follows from accepting an existing fit-out. Get the landlord’s written handover and return requirements, including which items may remain and what must be removed. See the fitted office takeover checklist.

How CBD Office Space helps

Our office leasing service compares suitable spaces, coordinates viewings and helps evaluate commercial proposals. Read the rental cost and location comparison before choosing between units. Legal, tax and technical questions should be reviewed by the relevant professional.

Official references

• CEA: engaging a property agent.
• IRAS: renting a property and stamp duty.