Summary

Singapore had 36,816 registered property agents working through 997 property agencies on 1 Jan 2026, according to the Council for Estate Agencies (CEA). Whichever agent you hire, the same rules apply: commission is not fixed, an agent can act for only one side of a deal, and agents must not handle transaction money such as your option fee or deposit. The bar for staying in the industry rises next year. From 1 Jan 2027, registrations last three years, and an agent who wants to renew must complete at least three qualifying transactions in that period or pass a refresher examination, CEA said on 30 Jul 2026.

What this means for Singapore buyers, sellers and tenants

Check the agent before you share documents

Search the phone number the agent uses, or the one in the advert, on CEA's Public Register. A profile shows whether the registration is valid, the residential deals the agent has handled in the last two years and which side they represented, and any awards or disciplinary records. If the number does not lead to a profile, CEA says the contact is likely a scam, even if the name and registration number belong to a real agent. Estate agency work without a valid registration is an offence. Adverts should show the agent's name, CEA registration number and phone number, and the agency's name and licence number. You do not need to pay a fee to book a viewing, CEA says. Expect to show identification. Before a sale, purchase or lease, agents must carry out customer due diligence under anti-money laundering rules, and CEA says they cannot proceed if you refuse to give your full NRIC number.

Agree the commission in writing

"There are no fixed commission rates nor prescribed guidelines on commission amounts," CEA says. Agree the amount before the agent starts work, check whether GST is included, since only GST-registered agencies can charge it, and record the figure in CEA's Prescribed Estate Agency Agreement. Extra terms can be added, but they cannot conflict with or vary the prescribed terms. Once the deal completes, pay the commission to the agency, not to the agent.

Exclusive agreementNon-exclusive agreement
Agencies appointedOneMore than one
ValidityUp to three monthsNo specified period
Commission owed toThe appointed agency, even if the deal is done through another agency or by yourselfThe agency that completes the deal

Source: CEA. Under an exclusive agreement, you can still owe commission for three months after it ends if you transact with a party the agency introduced during the validity period.

One agent, one side

An agent cannot collect commission from more than one party in the same transaction; CEA says doing so is an offence. If your agent collects commission from you, they cannot take a commission or co-broking fee from the other party or that party's agent. They may help the other side with paperwork only with your consent, and without being paid by them. Agents must also declare any conflict of interest and any referral fees they receive.

Pay the payee, not the agent

CEA bars agents from handling transaction monies. For a sale or purchase, that covers the option fee, option exercise fee, down payment, stamp duties, deposits and sale proceeds, and legal fees. For HDB rentals, it covers rental deposits and monthly rent. Pay the payee directly by bank transfer, PayNow or crossed cheque. Valuation fees and agents' commission are generally not transaction monies. On leases, an agent may pay the stamp duty first and claim it back, but must not collect it before stamping. Agents must not introduce, refer or recommend moneylenders, and must get your consent before advertising your property.

What changes for agents from 2027

The first three-year cycle runs from 1 Jan 2027 to 31 Dec 2029. Residential, commercial, industrial, foreign property and en bloc transactions count towards the new currency requirement; for a residential deal, one agent per side is recognised. New agents are exempt in their first calendar year and then need two transactions over the remaining two years. Agents who meet neither the transaction count nor the examination cannot renew and must retake the salesperson course and examination to return, CEA said.

If something goes wrong

Raise a dispute with the agent's agency first. If that fails, and you signed CEA's prescribed agreement, CEA's Dispute Resolution Scheme covers disputes arising from its terms. Mediation runs through the Consumers Association of Singapore (CASE), the Singapore Institute of Surveyors & Valuers (SISV) or the Singapore Mediation Centre. Arbitration, which ends in a binding decision, runs through the Singapore Institute of Arbitrators or SISV. You must choose a mediation centre within four weeks of your request to the agency, and a dispute not settled within six weeks of notice of the first session can go to arbitration. Fees depend on the centre: CASE charges members S$37.45 to mediate claims of up to S$10,000. CEA cannot act on disputes that do not involve estate agency work, such as a security deposit a landlord has not returned. In a rental, the agent's role ends once the tenancy agreement is signed and the property is handed over, CEA says.

FAQ

Is there a standard commission rate in Singapore? No. CEA sets no rates or guidelines; you agree the amount with the agency and record it in the prescribed agreement. Can one agent act for both the buyer and the seller? No. An agent who collects commission from more than one party in the same transaction commits an offence. Education only — not tax, legal or investment advice. Confirm with a licensed professional.

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