Hmlet, Cove & Lyf — Three Operators Compared
Three names appear consistently in discussions of co-living in Singapore: Hmlet (now rebranded under Habyt), Cove, and Lyf (operated by CapitaLand's Ascott). Each has carved a distinct niche in terms of pricing, target tenant and property style. This comparison draws on publicly listed rates, amenity descriptions and user reviews as of early 2026.
Hmlet (Habyt)
Background
Founded in Singapore in 2016, Hmlet was one of the earliest co-living operators in the city-state. The company raised significant venture funding and expanded across Asia-Pacific before merging with Berlin-based Habyt in 2022. As of 2026, the combined entity operates 24 residential properties in Singapore under the Hmlet brand name, with a portfolio spanning Emerald Hill, Tiong Bahru, Orchard and several other central districts.
Room Types and Pricing
- Pocket Rooms — compact single-bed rooms with shared bathroom facilities. Priced from SGD 1,000 to SGD 1,750 per month depending on location and availability.
- Regular Rooms — standard private bedroom, typically with en-suite. From SGD 2,258 per month.
- Master Rooms — larger rooms, often the primary bedroom in a converted apartment. From SGD 2,520 per month.
- Entire Units — select properties offer whole-apartment bookings for couples or those seeking complete privacy. Pricing varies by unit; listed rates have reached SGD 5,272 for premium locations.
What Is Included
All Hmlet properties include high-speed WiFi, bi-weekly cleaning, utilities (capped in some properties), fully furnished interiors with air-conditioning, and access to shared kitchen and laundry facilities. The company does not charge agent fees, a notable distinction in a market where traditional rentals typically involve a fee equivalent to half a month's rent.
Lease Terms
Minimum lease period: 3 months. Month-to-month extensions are generally available after the initial term. No early termination without penalty in most contracts.
Strengths and Limitations
Hmlet's main advantage is property variety — 24 locations across central Singapore provide genuine choice in neighbourhood and price bracket. The merger with Habyt also brought a more structured booking process. On the downside, some user reviews note inconsistency between properties: older conversions (particularly shophouse units) can vary in maintenance quality and room size compared to newer additions.
Cove
Background
Cove launched in Singapore in 2018 and has positioned itself as a mid-range option with strong emphasis on design and tenant experience. The company operates across three tiers — Luxe, Classics and Basics — allowing tenants to self-select based on budget and expectations. Properties are spread across River Valley, Bukit Timah, Novena, Holland Village and several other residential districts.
Room Types and Pricing
- Basics — functional, clean rooms in good locations. From approximately SGD 600 per month (rare; most Basics rooms are SGD 800–1,100).
- Classics — well-appointed rooms in quality condominiums. Typically SGD 1,100–1,500 per month.
- Luxe — premium serviced apartments with high-end furnishing. SGD 1,500–2,000+ per month.
What Is Included
Rent covers 1Gbps mesh WiFi, weekly housekeeping, all utilities, fully furnished rooms with queen-sized beds and wardrobe, comprehensive kitchenware, washing machine access, and a 40–50 inch TV with Chromecast in shared living areas. Select properties include condo facilities (pool, gym) and parking.
Lease Terms
Minimum stay: 1 month. Cove also offers nightly stays in select properties, positioning itself partly in the short-stay market. No agent fees.
Strengths and Limitations
Cove's tiered system is genuinely useful — it allows budget-conscious tenants to enter co-living at a lower price point than most competitors. The company's 4.5-star average across 10,000+ reviews is the highest among major operators. Its support team receives particularly strong feedback (cited in 286 out of 798 analysed Google reviews, per Cove's own data). The main limitation is availability: at the lower price tiers, rooms move quickly and wait times of 2–4 weeks are common.
Lyf by Ascott
Background
Lyf is CapitaLand's co-living brand, operated through its Ascott serviced residence division. The inaugural property — Lyf Funan Singapore — opened at 67 Hill Street within the Funan integrated development. It is a nine-storey, 412-room property spanning 121,000 square feet, making it one of the largest single co-living properties in Southeast Asia.
Room Types and Pricing
- Up Studio — compact studio for one. From SGD 150 per night; approximately SGD 2,707 per month on extended stay rates.
- Bunk Studio — loft-style room with bunk configuration. From SGD 170 per night.
- Two-Bedroom — suited for couples or friends. From SGD 230 per night; approximately SGD 3,400 per month.
- Four-Bedroom — shared apartment for groups. From SGD 350 per night; approximately SGD 1,485 per person monthly (shared 4-pax).
- Six-Bedroom Duplex — the largest configuration. From SGD 410 per night.
What Is Included
All rooms include high-speed WiFi, fully furnished interiors with private kitchens and bathrooms, 24/7 security with mobile key access, gym access, housekeeping, and a social programme managed by "lyf guards" — community managers who organise events, provide city orientation and facilitate networking.
Lease Terms
No minimum stay — Lyf accepts nightly bookings, making it unique among Singapore co-living operators. Extended stay discounts are applied for stays of one month or longer. This flexibility reflects Lyf's dual classification as both a serviced residence and a co-living space.
Strengths and Limitations
Lyf's institutional backing (CapitaLand/Ascott) brings consistently high build quality, professional management and a premium community programme. The Funan location — directly above Funan Mall, adjacent to City Hall and Clarke Quay MRT stations — is arguably the most central co-living address in Singapore. The trade-off is price: monthly rates are significantly higher than Hmlet or Cove for comparable room sizes. Lyf suits shorter-stay professionals and those willing to pay for a hotel-grade experience with a co-living community overlay.
Comparison Summary
| Factor | Hmlet (Habyt) | Cove | Lyf (Ascott) |
|---|---|---|---|
| Price Range (Monthly) | SGD 1,000 – 5,272 | SGD 600 – 2,000 | SGD 2,707 – 3,884 |
| Minimum Lease | 3 months | 1 month | 1 night |
| Properties in SG | 24 | 50+ | 1 (Funan) |
| WiFi | High-speed | 1Gbps mesh | High-speed |
| Housekeeping | Bi-weekly | Weekly | Included |
| Agent Fees | None | None | None |
| Community Events | Occasional | Moderate | Extensive (lyf guards) |
| Review Rating | 4.3 / 5 | 4.5 / 5 | 4.6 / 5 |
| Best For | Mid-stay professionals, budget flexibility | Budget-conscious, design-focused tenants | Short-stay, premium experience |
Related Reading
- What Is Co-Living? A Format Overview for Singapore
- Co-Living vs Traditional Rental: A Cost Breakdown
Sources: Hmlet/Habyt official listings, Cove property pages, Lyf Funan booking portal, Google Reviews aggregation, cofynd.com property data. All pricing reflects publicly listed rates as of Q1 2026.