# Workers' dormitory rents resume growth in 1H2026, despite easing occupancy

- **Source:** EdgeProp Singapore
- **Published:** 2026-09-08T11:00:00.000Z
- **Author:** Atiqah Mokhtar
- **Original:** https://www.edgeprop.sg/property-news/worker-dormitory-rents-resume-growth-1h2026-despite-easing-occupancy
- **Topics:** Market Updates

## Featured rationale

Resilient worker-housing demand and higher development costs may support moderate rent growth, while 47,000 incoming beds could ease capacity pressure and temper increases.

## AI summary

Average workers’ dormitory rents rose 2.1% in 1H2026 to $495 per bed per month, despite occupancy falling 1.3 percentage points to 95.8%.

## Original article

Workers' dormitory rents rose in 1H2026, reversing a decline recorded in the prior six-month period.

Data in a September report jointly published by the Dormitory Association of Singapore Limited (DASL) and Knight Frank Singapore showed that average rents for workers' dormitory beds islandwide grew 2.1% in 1H2026 to $495 per bed per month (pb pm), based on a basket of Class 4 purpose-built dormitories (those with 1,000 beds and above).

This marks a rebound from the 1% dip logged in 2H2025, which had halted a surge in rents that began before the Covid-19 pandemic. With growth resuming in 1H2026, monthly dormitory bed rents have now climbed 83.3% since 1H2019, when the figure stood at $270 pb pm.

Average dormitory bed rents islandwide and by zones

The higher rents logged in 1H2026 were underpinned by rental growth across Singapore, with the report delineating dormitory locations into east, west and central zones. The west zone — covering dormitories in Tuas, Tengah, Pioneer and Jurong districts — logged the biggest half-yearly growth of 4.5% in the first six months of 2026, hitting an average of $460 pb pm.

Read also: Surge in workers' dormitory rents halts in 2H2025 as supply-demand gap narrows

DASL and Knight Frank attributed the jump to the completion of the 2,400-bed NESST Tukang Dormitory earlier this year. Monthly bed rents at the facility — the first dormitory to be developed by the Ministry of Manpower (MOM) — were reported to be about $500, which pulled up rents in the west zone, the report added.

In the central zone (Sembawang, Marsiling, Seletar and Tanjong Pagar), rents grew by 2.9% in 1H2026 to an average of $535 pb pm. Meanwhile, the east zone (Changi, East Coast, Kaki Bukit and Bendemeer) saw the smallest increase of 1.9% across the same period, reaching an average of $525 pb pm.

Higher supply

In addition to NESST Tukang Dormitory, other completions this year include a new block at Westlite Mandai with 3,686 beds.

The new facilities have helped bolster supply. As of 1H2026, there are 60 Class 4 dormitories in Singapore with a total of 287,837 beds. This makes up 61.6% of beds across all classes of workers' dormitories islandwide, according to the report. Class 4 beds have grown 5.1% since 1H2025, representing 13,910 beds.

Additionally, the government has approved more Class 2 (100 to 299 beds) and Class 3 (300 to 999 beds) dormitories. These include factory-converted dormitories and construction temporary quarters.

As a result, the number of Class 2 beds rose 8.7% y-o-y to reach 53,122 across 292 dorms in 1H2026, while that of Class 3 beds increased 10.9% y-o-y, hitting 86,211 beds across 175 dorms. Overall, total bed inventory in 1H2026 grew 6.3% compared to 1H2025.

Lower occupancy

Given the new supply, occupancy pressure in workers' dormitories has continued to ease in 1H2026.

According to DASL and Knight Frank, average islandwide occupancy for their basket of Class 4 purpose-built dormitories declined 1.3 percentage points between January and June, going from 97.1% in 2H2025 to 95.8% in 1H2026. The figure extends the 1.2 percentage-point decrease recorded in 2H2025.

All three dormitory zones saw decreases, led by the east zone, where average occupancy slid 4.6 percentage points to 93.7% in 1H2026. Average occupancy in the central zone eased 0.9 percentage points to 93.6%, while the west zone saw average occupancy inch down 0.7 percentage points to 98.3%.

"It appears that the government’s resolve to ensure that adequate accommodation will be available for foreign migrant workers in the run-up towards the Dormitory Transition Scheme (DTS) deadline of 2030 has provided some relief on the bed pressure at purpose-built dormitories, while at the same time providing adequate worker housing for large-scale construction and infrastructure projects," the report added.

The DTS was first announced by MOM in 2023, following the introduction of improved standards for new workers' dormitories in 2021. Under the DTS, existing dormitories must meet interim standards by 2030 and comply with the new dormitory standards by 2040.

Interim standards include having no more than 12 residents per room, with at least 1m spacing recommended between beds and an en suite bathroom containing at least one set of facilities (toilet, shower, hand-wash basin) for every six residents. Each resident must also have at least 3.6 sq m (39 sq ft) of living space, excluding shared facilities.

Significant pipeline

More dormitories are in the works, with MOM estimating around 47,000 beds to be completed over the next few years. This includes the second MOM-owned NESST dormitory located in Sengkang, a 7,200-bed development slated to begin operations by the end of 2028.

The pipeline also includes several workers' dormitory sites the government has awarded or is tendering this year.

In April, the Building and Construction Authority (BCA) awarded a site at Terusan Edge in Jurong East that can accommodate 3,200 beds to S11 Ascendene Management for $105 million. The purpose-built dormitory is slated for completion in 2028.

In August, BCA awarded a plot at Kranji Close to Westlite Dormitory (SI), a subsidiary of Centurion Corporation, for $343 million. The site will house some 7,000 workers when completed in 2028. In that same month, another Centurion unit bagged a JTC site at Lok Yang Way for a workers’ dormitory with 5,000 beds after submitting the top bid of $221.7 million.

The JTC tender for a 10,000-bed site at Gali Batu is scheduled to close later this month.

Meanwhile, another JTC site at Lorong Lada Hitam is expected to be launched for tender at the end of this year or early next year. It can accommodate 15,000 beds.

Moderate rental growth

The sites at Terusan Edge, Lok Yang Way and Kranji Close were awarded at land rates of $32,712, $44,333 and $49,000 per bed, respectively. This is substantially higher than past plots, such as a Ubi Avenue 3 site JTC awarded in 2023 at $24,364 per bed, noted DASL and Knight Frank.

“The increased land rates at government tenders for dormitory development land in 2026, together with the standards required by the New Dormitory Standards scheme, will likely cause bed rents to increase in the medium term,” the report added.

Still, demand is expected to remain resilient, supported by a growing number of workers for ongoing large-scale construction and infrastructure projects. Work permit holders in the construction, marine shipyard and process industries — who typically stay in dormitories — stood at 482,600 as of December 2025, up 5.6% y-o-y.

At the same time, new supply is expected to alleviate capacity pressures, while the sector’s transition towards higher accommodation standards will promote long-term sustainability of the dormitory ecosystem.

As a result, DASL and Knight Frank expect occupancy to "remain healthy by historical standards", while rents will continue to grow, albeit at a more moderate pace compared to recent years. The firms have maintained their 5% projected growth for bed rents in 2026.

## Chinese translation

> Translation model: openai_codex_cli

### 尽管入住率放缓，工人宿舍租金在2026年上半年恢复增长

2026年上半年，全岛工人宿舍床位平均租金增长2.1%，至每床每月新币495元。

工人宿舍租金在2026年上半年上升，扭转了此前六个月录得的下跌。

新加坡宿舍协会有限公司（DASL）与莱坊新加坡联合发布的9月报告数据显示，基于一篮子第4类专用宿舍（床位1,000个及以上），2026年上半年全岛工人宿舍床位平均租金增长2.1%，至每床每月新币495元（pb pm）。

这标志着租金从2025年下半年录得的1%跌幅中反弹；此前的下跌中止了自Covid-19疫情前开始的租金飙升。随着2026年上半年恢复增长，宿舍床位月租自2019年上半年的每床每月新币270元以来，已攀升83.3%。

全岛及各区域宿舍床位平均租金

2026年上半年录得较高租金，是由新加坡各地租金增长支撑的；报告将宿舍地点划分为东部、西部和中部区域。西部区域涵盖大士、登加、先驱和裕廊地区的宿舍，在2026年前六个月录得最大的半年增长，达4.5%，平均租金达到每床每月新币460元。

另见：随着供需缺口收窄，工人宿舍租金飙升在2025年下半年停止

DASL和莱坊将这一下跃升归因于今年早些时候拥有2,400个床位的NESST Tukang Dormitory竣工。报告补充称，该设施是人力部（MOM）开发的首个宿舍，其月度床位租金据报约为新币500元，推高了西部区域租金。

在中部区域（三巴旺、马西岭、实里达和丹戎巴葛），租金在2026年上半年增长2.9%，平均达到每床每月新币535元。与此同时，东部区域（樟宜、东海岸、加基武吉和明地迷亚）同期增幅最小，为1.9%，平均达到每床每月新币525元。

供应增加

除NESST Tukang Dormitory外，今年竣工的其他项目包括Westlite Mandai一个拥有3,686个床位的新座。

新设施有助于增强供应。截至2026年上半年，新加坡共有60个第4类宿舍，总床位287,837个。根据报告，这占全岛所有类别工人宿舍床位的61.6%。第4类床位自2025年上半年以来增长5.1%，相当于13,910个床位。

此外，政府已批准更多第2类（100至299个床位）和第3类（300至999个床位）宿舍。这些包括由工厂改建的宿舍和建筑临时宿舍。

因此，2026年上半年第2类床位数量同比增长8.7%，在292个宿舍中达到53,122个；第3类床位数量同比增长10.9%，在175个宿舍中达到86,211个。总体而言，2026年上半年总床位库存较2025年上半年增长6.3%。

入住率降低

鉴于新供应增加，2026年上半年工人宿舍的入住压力继续缓解。

据DASL和莱坊称，其一篮子第4类专用宿舍的全岛平均入住率在1月至6月间下降1.3个百分点，从2025年下半年的97.1%降至2026年上半年的95.8%。这一数字延续了2025年下半年录得的1.2个百分点降幅。

三个宿舍区域均出现下降，其中东部区域领跌，平均入住率在2026年上半年下滑4.6个百分点至93.7%。中部区域平均入住率下降0.9个百分点至93.6%，西部区域平均入住率微跌0.7个百分点至98.3%。

报告补充称：“政府决心确保在2030年宿舍过渡计划（DTS）期限到来前，为外籍移民工人提供充足住宿，这似乎缓解了专用宿舍的床位压力，同时也为大型建筑和基础设施项目提供了充足的工人住房。”

DTS最早由MOM于2023年宣布，此前2021年已推出新工人宿舍的改进标准。根据DTS，现有宿舍必须在2030年前达到过渡标准，并在2040年前符合新的宿舍标准。

过渡标准包括每间房不超过12名住户，建议床位之间至少间隔1米，并配有套内浴室，每六名住户至少有一套设施（厕所、淋浴、洗手盆）。每名住户还必须拥有至少3.6平方米（39平方英尺）的居住空间，不包括共用设施。

庞大供应管线

更多宿舍正在推进中，MOM估计未来几年将有约47,000个床位竣工。这包括位于盛港的第二个MOM持有的NESST宿舍，该项目拥有7,200个床位，预计于2028年底前开始运营。

供应管线还包括政府今年已授予或正在招标的多个工人宿舍地块。

4月，建设局（BCA）将裕廊东Terusan Edge一个可容纳3,200个床位的地块以新币1.05亿元授予S11 Ascendene Management。该专用宿舍预计于2028年竣工。

8月，BCA将Kranji Close一幅地块以新币3.43亿元授予Centurion Corporation子公司Westlite Dormitory (SI)。该地块竣工后将容纳约7,000名工人。同月，另一家Centurion单位在提交新币2.217亿元最高标价后，获得JTC位于Lok Yang Way的一幅地块，用于建设拥有5,000个床位的工人宿舍。

JTC位于Gali Batu、拥有10,000个床位地块的招标定于本月稍后结束。

与此同时，JTC位于Lorong Lada Hitam的另一幅地块预计将在今年底或明年初推出招标。该地块可容纳15,000个床位。

租金温和增长

Terusan Edge、Lok Yang Way和Kranji Close地块的成交土地价格分别为每床新币32,712元、新币44,333元和新币49,000元。DASL和莱坊指出，这大幅高于过去的地块，例如JTC于2023年授予的Ubi Avenue 3地块，价格为每床新币24,364元。

报告补充称：“2026年政府宿舍发展用地招标中的土地价格上升，加上新宿舍标准计划所要求的标准，可能会导致床位租金在中期内上升。”

不过，在持续进行的大型建筑和基础设施项目带动工人数量增加的支撑下，需求预计仍将保持韧性。截至2025年12月，通常住在宿舍的建筑业、海事业和加工业工作准证持有人为482,600人，同比增长5.6%。

与此同时，新供应预计将缓解容量压力，而该行业向更高住宿标准的过渡将促进宿舍生态系统的长期可持续性。

因此，DASL和莱坊预计入住率将“按历史标准保持健康”，而租金将继续增长，尽管增速较近年更为温和。两家公司维持其对2026年床位租金增长5%的预测。