Real Estate Agents in Singapore: What You Need to Know (2026)

Wondering if you should hire a property agent in Singapore? Learn 2026 commission rates, buyer/tenant rules, HDB vs condo costs, and tips to find the best agent.

If you want to buy or rent a property in Singapore, you might want to consider hiring a real estate agent.

Hiring a real estate agent can help you find a property much more efficiently, but it’s going to cost you. Knowing the pros and cons of hiring a real estate agent can help you determine whether doing so is worth it for you.

In this guide, we’re going to provide you with all the information you need to know before hiring a real estate agent, including the benefits and drawbacks, the potential costs and requirements, and how to find a good agent.

All of the prices listed in this article are in Singapore Dollars (SGD).

Advantages of Hiring a Real Estate Agent  

When you hire a real estate agent in Singapore, here’s what you get:

• expert advice
• ease of communication
• explanation of industry rules and regulations
• convenience

Let’s look at how each benefit will help you in your search for a home.

Expert Advice

One of the main benefits of hiring a real estate agent in Singapore is that they are experts in the local market. They know the best areas and properties that suit your specific needs, like knowing where the best schools are for your children.

If you’re new to the country, they can also offer expert advice about things like restaurants you should try, the best banks to open an account with, where to buy groceries, or even recommended dental clinics.

Since this helps them form a stronger, trusting relationship with you, they offer this type of advice for free. Having someone you can contact for advice when you move to a new country can help ease your transition.

Ease of Communication 

If you’re looking for a property yourself, you’ll have to spend a lot of time contacting agents and owners to schedule viewings that suit both your schedules.

Not only is this time-consuming, but it can be challenging if you’re not familiar with Singlish — Singapore’s unofficial dialect — or any of the country’s official languages.

While English is one of the official languages, not everyone is fluent, so a real estate agent could also act as a translator for you when negotiating with local property owners.

Explanation of Industry Rules and Regulations

When renting or buying a place in your home country, you might not have needed a real estate agent if you were familiar with the local terms. Unfortunately, Singapore has its own rules and regulations that you must adhere to.

If you have a real estate agent, they can explain government regulations, leases, and any other industry terms you’re not familiar with to ensure you understand the entire process.

Convenience 

Hiring a real estate agent also provides other conveniences, which is really useful if you just moved to Singapore, as they’ll search for properties for you.

If you’re buying or renting, they may provide a list of properties that suit your exact requirements so you can view them on your own time. This saves you from endless searches through property listings just to find the perfect place.

Also, many agents even have access to listings that aren’t public yet, so you have first dibs on viewing these listings.

They typically attend viewings with you and may even drive you to each property so you don’t have to spend money on the MRT or get all sweaty walking around in Singapore’s scorching heat, making the experience more efficient.

When you’re ready to buy or rent, they can handle negotiations, and all the necessary paperwork, so the only thing you have to do is show up and sign.

Disadvantages of Hiring a Real Estate Agent 

Although you reap plenty of benefits when hiring a real estate agent, there’s one disadvantage as well.

The main disadvantage is that it’s an additional fee on top of your rent or mortgage. You must pay your real estate agent a commission fee for their time once they help you find your property. So, if you’re on a budget, it may not be the best option for you.

Property Agent Fees in Singapore in 2026

Unfortunately, there are no industry-standard commission rates in Singapore, so knowing exactly how much you’ll pay for an agent is tough. You can typically negotiate a commission fee with your agent, but it’s based on their expertise, the complexity of the deal, and how quickly you want to find a property.

Here are some common commission rates based on different renting and buying situations: 

Buying a Non-Landed Private Property

When buying a non-landed private property, like a condo, you generally don’t pay a commission fee directly. Instead, the seller pays around 2% to 4% to their agent, and the seller’s agent may share part of their commission with your agent.

However, in recent years, it’s becoming more common for buyer’s agents to charge buyers 0.5% to 1% of the purchase price, especially if there’s no co-broking arrangement.

Buying a HDB Resale

When buying a Housing and Development Board (HDB) resale, you may pay your agent up to 1% (seller pay 2%). Please note that buying an HDB is only limited to permanent residents and Singaporeans.

Renting for 2 Years

When renting a private residence or HDB for two years, the typical commission for renting an apartment in Singapore is one month’s rent, split between the landlord’s and tenant’s agents.

In many cases, if the monthly rent is higher (above S$3,500 to S$6,000), the landlord’s side may cover most or all of the fee. But if you have your own agent, you should be prepared to pay up to one month’s rent. Since July 2024, the Singapore Estate Agents Association (SEAA) best practice guideline recommends that each party pays their own agent, and by early 2025 around 70 estate agencies representing 90% of registered salespersons had adopted it. Always confirm who covers which fee before viewings begin.

Renting for 1 Year

When renting for just one year, the standard is half a month’s rent paid to your agent.

One thing tenants in 2026 report: after the sharp rent surge of 2022 and 2023, condo rents have cooled as new supply came onto the market. That gives renters more room to negotiate than a couple of years ago, especially on lease renewals, so it is worth countering the first asking price.

Renting for Less Than 1 Year

For short-term leases under a year, some agents may not want to represent you because the commission is too small, and you may be better off with a serviced apartment.

Requirements  

Real estate agents may have requirements to ensure they can find you a property that you’re eligible for. Here are some of the main requirements they may ask you about before agreeing to represent you.

Budget 

The first thing a real estate agent may ask you about is your budget for buying or renting a property. 

As commission rates are normally based on your mortgage or monthly rent, experienced agents may decline you if you have a low budget, but there are always newer agents who want to gain new clients. 

Agents may also consider the amount you earn each month to see if they can find you a property you can afford. If you have children, also factor in international school fees when setting your housing budget.  

Visas  

To rent property in Singapore as an expat, you must be legally able to reside in the country. This means you need a valid visa, such as an Employment Pass, an S Pass, or Student Pass.  

To rent an HDB flat, your pass must have at least six months’ validity on the date of application.  

As a foreigner, you can buy a condo unit or private apartment without government approval (landed homes such as terrace houses, semi-detached houses and bungalows need Singapore Land Authority approval), but as an expat, you’ll be subject to a 60% additional buyer’s stamp duty fee on top of the original buyer’s stamp duty, which ranges from 1-6% depending on the type of property and the price.

Agents will assess your situation and determine whether you’re eligible to buy or rent property before agreeing to represent you.

Rental Duration 

While short-term rentals (a lease that’s six months or less) may be available in Singapore, most agents won’t agree to represent you for such a short-term period.

This is because their commission will be lower, and they may have a hard time finding an owner who agrees to a short-term lease.

Some agents may not even agree to represent you if you only want to rent for a year rather than two, so you may have to search for property on your own and start shopping around for real estate agents.  

For short-term rentals, it’s often better to find a serviced apartment.

Location  

Although Singapore is a small country, it still has many unique neighborhoods.

Some agents may specialize in a certain area of Singapore, such as the Central Business District (CBD), and only want to represent clients interested in their area of expertise. If you’re still deciding where to settle, our guide to the best neighborhoods in Singapore can help narrow it down.

Start by searching for agents near you and meeting with them to discuss areas you’re interested in. If they have listings in those areas, they may agree to represent you. 

Move In Date 

Although you may want to get ahead in your search, if you’re not already in Singapore, real estate agents may ignore your inquiries.

This is because the rental and housing market in Singapore is fast-paced. Agents may not have the property you’re interested in by the time you get to Singapore.

Try contacting agents a few weeks before your arrival or consider finding temporary lodging at first, such as at a hotel, to conduct your search when you arrive in Singapore. Expats consistently report that well-priced units often receive offers within 48 hours of listing, so having your documents ready (passport, visa, income proof) before you start viewings speeds up the process considerably.

I booked an Airbnb for my first month in Singapore but ended up finding an apartment I could move into within three days, so the whole process happened quickly.

What You Should Know Before Hiring a Real Estate Agent

Here are some things you should know before hiring a real estate agent in Singapore.

Licenses

Real estate agents In Singapore must be registered with the Council for Estate Agencies (CEA) to legally offer their services. You can check if an agent you’re interested in working with is registered by visiting the CEA’s public register.

To conduct a search, key in the phone number of the person you’re dealing with. If it doesn’t lead to a profile page, the number isn’t registered with CEA and it’s likely a scam. You can also ask for their CEA registration number. If they’re hesitant to offer it, this may be because they’re not currently registered, so you should move on to another agent.  

Only Hired Agents

Some countries have either independent agents who are self-employed or hired agents who work for an agency. Singapore only has hired agents.

This is because real estate agents must register themselves with the CEA through the real estate company they work for.

That being said, some real estate agents who want to work independently start their own agencies to do this.

Representative

In Singapore, real estate agents can’t represent both the buyer and seller because it would be a conflict of interest.

So, when you’re looking at property listings, you’ll notice they have an agent you can get in contact with to view the property. This is the selling agent. If you want to look for properties yourself, you can contact the selling agent to arrange a viewing. However, you may have to pay a selling agent for their time. 

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When I was looking for property on my own, I missed this note on the listing and had to pay a month’s rent to the selling agent despite finding the property on my own. It’s also worth using the INLIS portal (S.25) to confirm that the person you’re dealing with actually owns the property before handing over any deposits.

If you have a real estate agent, they’ll contact the selling agent directly for you, but you’ll only be responsible for paying your agent’s commission, and the seller will pay their agent’s commission unless otherwise noted on the listing.

Paying Your Own Agent

In Singapore, it’s about “paying your own agent” system. Sellers pay their agents, buyers pay their agents, landlords pay their agents, and tenants pay their agents. While this isn’t a law, it’s becoming more common practice, so you should ask your agent how they charge before working together.

Communicating with Real Estate Agents 

You can typically contact real estate agents through property listing websites.

For example, Property Guru, one of the most popular listing sites, allows you to input your name, phone number, and email address so agents can get in touch with you.

Many agents also list their phone numbers or emails online so you can contact them yourself. 

Most people in Singapore, including agents, use WhatsApp to communicate, so you won’t even need a local sim card for initial conversations.

However, you may be talking to your agent or property owners a lot, so having a local SIM card can help you facilitate phone calls.

Specificity

When meeting with real estate agents, it’s important to be upfront and specific about what you want. This allows agents to find a property that suits your wants and needs.

Here’s a list of information to prepare before you meet an agent: 

• budget in SGD
• preferred location (if you don’t know yet, you can tell the agent what you want to be close to, such as an MRT or bus station or your work or school)
• preferred size
• ideal move-in date
• any facilities you need, such as a gym or swimming pool 
• if you have any pets, let the agent know, as many property owners have strict rules against having pets
• any other conditions you have, such as included utilities if you’re renting or 24/7 security

How to Find the Best Real Estate Agent in Singapore 

Here are the steps you can follow to find an agent in Singapore.

Look Online

Start your search online by looking through agent listings on popular property websites and portals. Here are our top five choices: 

1. Property Guru 
2. SRX Property 
3. EdgeProp Singapore 
4. 99.co 
5. PropertyAsiaDirect 

On these websites, you can look through agent directories. You may also be able to find a biography, reviews, any listings the agent has, and their specialties.

Review Credentials  

When you find a few agents you like, you can check the CEA’s public register to ensure they’re licensed.

Websites like Property Guru display agents’ CEA registration numbers, so double-checking their license should be quick.

Check Websites and Portfolios  

If there’s not a lot of information about the agent on the property website you’re on, try searching the agent’s name to see if he or she has a website.

This can help you learn more about agents and the agency they work for to see if they specialize in the area of real estate you’re interested in, like renting a condo or buying an HDB.

You may also contact agents directly and ask for a copy of their portfolio. This can help you assess their sales history and determine how successful they’ve been with helping clients in the past. 

Read Reviews or Testimonials 

To learn more about agents’ success rates, try reading reviews or testimonials about them. 

They may feature positive reviews on their website, but for a more honest answer, try searching the agents’ names + review or customer testimonials.

If agents have a lot of negative reviews, you know they’re not the best choice for you.

Consider Commission Rates 

Another way to narrow down your choices is to consider agents’ commission rates. This may vary depending on your needs, but you can ask for a general rate.

This can help you determine whether the agent’s fee is within your budget. Just remember that you get what you pay for, as industry experts may charge higher rates.

Meet with the Agent 

When you’ve shortlisted a few agents, schedule a meeting with them to discuss your requirements and determine whether you have chemistry.

As you’ll be spending a lot of time together, and you want your real estate agent to have your best interests in mind, it’s important to form a strong professional relationship with them. 

Suggest meeting for coffee or a quick meal at a hawker center to assess your compatibility.

What to Agree With Your Agent Before You Start

Singapore has no fixed agent commission rates, so you pay whatever you agree in writing before the agent starts work. The Council for Estate Agencies (CEA) recommends you sign its Prescribed Estate Agency Agreement, even if the agent is a friend. (Verified October 2026.)

That agreement sets out what the agent will do, the commission rate, and any conflict of interest the agent has to declare. You can choose between two types:

• Exclusive agreement: you appoint one agency for up to three months. You owe it commission even if you rent or buy through another agency, or on your own, during that time. You can also owe it commission for three months after the term ends, if the deal is with someone that agency introduced.
• Non-exclusive agreement: you can appoint several agencies, with no set term. You pay the agency that completes the deal.

Settle two money points before you sign. First, ask whether the commission includes GST. Only GST-registered agencies can charge it, and the rate is 9%. Second, remember the commission goes to the agent’s agency, not to the agent personally.

Say you agree one month’s rent on a two-year lease at S$3,000 a month. The commission is S$3,000, or S$3,270 if the agency adds 9% GST.

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Your agent can only act for you. CEA says an agent who collects commission from both sides commits an offence, and an agent who is paid by you can’t also collect a fee from the other side’s agent.

Working with a Real Estate Agent

Once you have a real estate agent, here’s the process you may go through to find a property: 

1. Send your requirements to the agent 
2. The agent assesses your requirements and finds a few properties that meet your needs
3. The agent sends you a list of properties for you to assess 
4. When you find a property you like from the list, the agent schedules a viewing for you (if you like multiple properties, the agent may be able to schedule all your viewings on the same day) 
5. The agent meets you at the property, sometimes with the selling agent, and goes on a tour of it with you  
6. If you like a property, you and the agent prepare a formal offer for the owner 
7. If the owner agrees, the buying and selling agent prepare a lease that you and the property owner both sign 
8. Then, you can move in on the date stated on the lease 

Paying Deposits, Rent and Commission Safely

Pay the owner directly and keep your agent out of the money. CEA says property agents are generally not allowed to handle transaction monies, and doing so is an offence. (Verified October 2026.)

• Rent and rental deposits: these go to the landlord. CEA’s list of monies agents must not handle for HDB rentals includes rental deposits and monthly rent.
• Buying costs: option fees, down payments, stamp duties, legal fees and sale proceeds are also on that list. Pay the person or body they’re owed to.
• Commission: this goes to the agent’s agency once the deal is complete. Use a bank transfer, PayNow or a crossed cheque, so there’s a record.

Tip: Before you send anything, key the agent’s phone number into the CEA public register. CEA says that if the number doesn’t lead to a registered profile, it is likely a scam, even when the name and registration number look real.

Our guides to renting an apartment in Singapore and buying a condo cover the rest of each process.

FAQs about Real Estate Agents in Singapore

Here’re some frequently asked questions about using a real estate agent in Singapore.

How much do property agents charge in Singapore?

From my experience, most sellers pay between 2% and 4% of the property price to their agent. If you’re a buyer, you usually don’t pay anything for a condo, but lately I’ve noticed some buyer’s agents asking for 0.5% to 1%. For rentals, the norm is one month’s rent for a two-year lease or half a month’s rent for a one-year lease.

Just remember to ask if the commission includes GST because I’ve seen people get surprised by that extra 9%.

Do buyers pay commission in Singapore?

When I was looking at condos, I didn’t have to pay commission since the seller covered it. But things are changing, and some buyer’s agents now do charge. It’s not a huge amount (usually 0.5% to 1%), but it’s something to keep in mind. If you’re buying an HDB resale flat, then yes, buyers may pay up to 1% to their agent.

Is hiring a property agent in Singapore worth it?

Honestly, I think it depends on how comfortable you are with the market. When I first moved here, having an agent saved me a lot of time and stress. They handled calls, set up viewings, and explained contracts I would have been lost with. But if you’re confident, know the neighborhoods, and don’t mind doing the legwork, you can save the commission by going solo.

Can foreigners buy HDB in Singapore?

No, HDB flats are only for Singapore citizens and permanent residents. As a foreigner, your option is private property, like condos. Just be ready for the Additional Buyer’s Stamp Duty (ABSD). At the moment, that’s 60% on top of the regular stamp duty, which makes HDB off-limits and private condos pretty pricey for expats.

How do I check if a property agent is registered in Singapore?

Go to the CEA public register and key in the agent’s phone number. If it doesn’t lead to a profile page, the number isn’t registered with CEA and it’s likely a scam. A registered agent has a registration number like R123456A, and the register also shows the residential deals they handled in the last two years and any disciplinary records.

Can one agent act for both me and the landlord?

No. An agent can represent only one side of a deal and collect commission from only one side. Acting for both is an offence.

Should I sign an exclusive or non-exclusive agency agreement?

An exclusive agreement ties you to one agency for up to three months, and you owe commission even if you close through someone else. A non-exclusive agreement lets you use several agencies, and you pay the one that completes the deal. If you’re still comparing agents, non-exclusive keeps your options open.

Who do I pay the agent’s commission to?

Pay the agent’s agency, not the agent. Do it after the deal completes, by a traceable method such as bank transfer, and check first whether GST applies.

Can I pay my rental deposit to my agent?

CEA says no. Agents aren’t allowed to handle transaction monies, and for HDB rentals its list includes rental deposits and monthly rent. Pay the landlord directly by bank transfer, PayNow or crossed cheque.

Now, on to You 

Using a real estate agent in Singapore is completely up to you, but it may be a good idea. 

It can save you time and help you find your dream property, which is especially beneficial if you’re purchasing rather than just renting.

Just remember that you’ll likely have to pay for this service, so consider your budget before making any decisions.  

Disclaimer: This article is written based on my experience renting a property in Singapore for informational purposes. Commission practices can change. Always confirm with your agent or CEA.