All insights

Commission · 2026

Property agent commission Singapore 2026: what you actually pay

By Winfred Quek · 9-minute read · Last reviewed May 2026

Agent fees are one of the least-understood costs in Singapore property. Many buyers assume they're paying an agent; many sellers don't know what they've agreed to. This article sets out exactly how property agent commission works in Singapore in 2026, grounded in the actual CEA framework and transaction mechanics.

1. The CEA framework: negotiable, not fixed

Singapore's CEA regulates property agents under the Estate Agents Act 2010 and the Code of Ethics and Professional Client Care (CEPCC). The CEA sets conduct standards but does not prescribe commission rates. Commissions are a commercial agreement between you and the agent, documented in a prescribed form called the Estate Agency Agreement (EAA) before the agent begins work on your behalf.

The EAA must be signed before any services commence. It sets out the agent's name, CEA registration number, the agreed commission rate (or flat fee), and what the commission covers. If an agent begins working for you without an EAA, that is a CEA breach.

2. Who pays what: the full commission breakdown

Sellers (HDB resale and private)

Sellers in Singapore typically pay 1–2% of the transaction price as agent commission, plus GST at 9% if the agency is GST-registered. On a $1.5M private resale, that translates to $15,000–$30,000 before GST, or $16,350–$32,700 inclusive of GST at the upper end. The commission is deducted from sale proceeds at completion, not paid upfront.

What the seller's commission covers: all viewings, negotiation with buyers, drafting and reviewing the Option to Purchase (OTP), coordinating with HDB or the bank for CPF and loan submissions, and attending the legal completion. For HDB resale, this includes HDB portal submissions (HDB Flat Portal, resale application, intent to buy/sell) which are procedurally intensive.

Buyers (HDB resale and private)

Buyers of resale properties in Singapore typically pay zero commission. Their agent receives a co-broke fee from the seller's agent an agreed split of the seller's commission. Co-broke arrangements are market practice and must be disclosed if they create a conflict. The total commission paid by the seller doesn't increase because a buyer's agent is involved; the seller's agent shares their fee.

If a buyer's agent tells you to pay them directly on top of the seller-funded commission without a clear EAA, ask for clarification. It is unusual and potentially a red flag.

New launch buyers (developer projects)

For new residential launches from developers (including ECs before privatisation), buyers pay zero commission. Developers pay agents from their own marketing budget, typically 2–3% of the unit price plus incentive bonuses. You are not paying the agent the developer is but those costs are embedded in the developer's pricing structure.

Landlords

Landlords typically pay 0.5–1 month's rent as agent commission. The norm is 1 month for tenancies of 12 months or more, and pro-rated for shorter durations. A 6-month tenancy might attract 0.5 month's commission. The commission covers tenant sourcing, conducting viewings, reference checks, drafting the Tenancy Agreement, and coordinating handover.

Tenants

Tenants rarely pay commission in Singapore. In the private rental market, the landlord's agent is funded by the landlord. Where a tenant engages their own agent, that agent typically shares the landlord-paid commission through a co-broke arrangement. Some short-term (less than 12 months) rentals may involve a nominal tenant-paid fee of 0.5 month's rent, but this should be spelled out in an EAA before any search begins.

3. Commission rate reference table

All rates are market norms, not mandated figures. Confirm the agreed rate in your EAA before engagement begins.

4. What's included and what isn't

Agent commission covers a defined scope of work. Understanding what's included helps you evaluate whether the rate you're paying is reasonable for the effort involved.

• Marketing and viewings: Listing preparation, photography coordination, portal listings (PropertyGuru, 99.co), open house or private viewings.
• Negotiation: Price negotiation between buyer and seller, including counteroffers and conditional terms.
• OTP preparation and review: Drafting the Option to Purchase and reviewing terms. Note: agents do not replace lawyers final legal advice should come from a licensed conveyancer.
• Transaction coordination: Liaising with HDB, banks, CPF Board, lawyers, and the other party's agent.
• HDB portal submissions (HDB resale only): Filing the Intent to Sell/Buy, processing the resale application through HDB Flat Portal, attending the HDB appointment.
• Handover: Conducting the handover inspection and inventory check at completion.

Commission typically does not cover legal fees (paid separately to your conveyancer), stamp duties, bank valuation fees, or HDB administrative fees. These are transaction costs, not agent fees.

5. What agents legally cannot do

The CEA's CEPCC and the Estate Agents Act impose binding restrictions. Violations can result in licence suspension, fines, or criminal prosecution.

• Cannot inflate transaction prices: An agent may not manipulate the price of a transaction to earn a higher commission. This includes structuring deals with artificial side payments or kickbacks from one party to the agent.
• Cannot dual-represent without written consent: If the same agent (or two agents from the same agency) represents both buyer and seller in the same transaction, both parties must sign a written consent agreement acknowledging the conflict. Without consent, dual representation is a CEA breach.
• Must disclose co-broke arrangements: If your agent is receiving a fee from both sides of the transaction, this must be disclosed to you in writing.
• Cannot act without a valid CEA registration: Practising as a property agent without current CEA registration is a criminal offence under Section 28 of the Estate Agents Act.
• Cannot make materially false statements: Misrepresentation of property details, price, or transaction history to either party is a disciplinary and potential civil liability matter.

6. Worked example: what commission looks like on a $1.2M HDB resale

Illustrative example. Actual commission is subject to your EAA. GST applies only if the agency is GST-registered.

7. Winfred's transparency: how I am paid

I want this to be fully clear for anyone considering working with me. For sale transactions, I am paid by the seller from the proceeds at completion. Buyers pay nothing to me ever. For rental listings, landlords pay 0.5–1 month commission depending on tenancy length. I do not collect undisclosed fees from any party.

I also offer a flat-fee advisory option for clients who prefer a fixed-cost engagement useful for portfolio reviews, second opinion work, or restructuring analysis where no transaction is imminent. This is agreed upfront in writing before any advisory work begins.

Before I begin work for any client, we sign a CEA-prescribed Estate Agency Agreement that sets out the commission rate, scope of work, and obligations on both sides. I will always show you my CEA registration number and you are encouraged to verify it at the public register.

Frequently asked questions

Can I negotiate the commission rate?

Yes always. CEA does not set a mandatory rate. The 1–2% figure is market convention, not a legal minimum. Some agents will negotiate based on property price (higher-value properties often attract lower percentage rates), the complexity of the transaction, and how active the market is. Whatever rate you agree, get it in the EAA before work starts.

What if an agent asks me, as a buyer, to pay them directly?

For resale purchases, this is unusual. Your agent should be co-brokered from the seller's commission. If an agent is asking you to pay them directly on top of this, ask them to explain why and confirm it in writing via an EAA. There may be legitimate reasons for example, if the seller's agent is offering zero co-broke and you want your own representation but it should be transparent and documented.

Is GST always charged on commission?

Only if the estate agency is GST-registered. At the point of engagement, ask whether the quoted commission rate is inclusive or exclusive of GST. From 1 January 2024, the GST rate in Singapore is 9%. On a $20,000 commission, that's $1,800 in GST.

Can one agent represent both buyer and seller?

Yes, but only with written consent from both parties. The agent must disclose that they are acting for both sides, explain the conflict of interest, and obtain signed consent before proceeding. This is called dual representation or co-broke within the same agency. If you're uncomfortable with it, you have the right to engage your own independent agent.

What happens if an agent does something wrong?

File a complaint with CEA at cea.gov.sg. CEA can investigate, impose fines, suspend or revoke licences, and publish enforcement actions. If there is financial loss, you may also have civil recourse. Keep copies of all signed EAAs, messages, and correspondence.

Sources & references

• CEA: Engaging a Property Agent
• Estate Agents Act 2010 (CEA)
• CEA Public Register Verify Agent Credentials
• IRAS: Goods and Services Tax (GST)

Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA L31010886H), advising Singapore upgraders, investors, and family offices. CEA R073319H. The information on this page is general and does not constitute financial, investment, legal, or mortgage advice. Commission rates stated are market conventions; your actual commission is governed by the signed Estate Agency Agreement.