Commission · 2026
Property agent commission Singapore: what you actually pay
By Winfred Quek · 9 minute read · Last reviewed October 2026
Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Key takeaways
- CEA does not fix commission rates. The amount is negotiable between you and your agent.
- Check in writing who pays the commission and how much, before you engage an agent.
- Rental commission is also set out in the agreement with the agent.
- Agents should be CEA registered. Verify them on the CEA Public Register before you engage them.
- An agent cannot act for both buyer and seller, or both landlord and tenant, in the same transaction. CEA treats this as an offence.
Agent fees are one of the least understood costs in Singapore property. 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 CEA Prescribed Estate Agency Agreement (EAA) before you enter into a contract with the agent. CEA advises using this form even when you already know the agent.
The EAA sets out the agreed commission rate and the scope of the agreement. CEA advises that you read all clauses before you sign.
Exclusive and non exclusive agreements
The type of agreement decides when commission is owed. Under an exclusive agreement, you may owe commission to the agency for the whole validity period even if the property is transacted through another agent or without an agent. Under a non exclusive agreement, commission is payable only to the agency whose agent helped close the deal. Check which form you are signing, and its validity period, before you agree.
2. Who pays what: the full commission breakdown
Sellers (HDB resale and private)
The seller pays the commission agreed in the EAA. CEA states that only GST registered agencies can charge GST, and that you need to confirm whether the quoted commission includes GST.
Commission is paid to the agency after the transaction is completed, not to the individual agent. The services covered by the commission are set out in the EAA.
Buyers (HDB resale and private)
Whether a buyer pays an agent depends on the agreement the buyer signs. CEA states that commission sharing between agents in a co-broke is strictly an agreement between the property agents involved.
Ask any agent to set out their fee in writing before you sign an agreement.
New launch buyers (developer projects)
Agent fees for new launch projects are arranged between the developer and the agent. Ask the agent to confirm in writing who pays their fee.
Landlords
Rental commission is agreed in the agreement with the agent. CEA recommends a Prescribed Estate Agency Agreement when you engage an agent to rent out a property, and offers an exclusive or a non exclusive form.
Tenants
Commission paid by a tenant depends on the agreement the tenant signs with the agent.
3. Commission rate reference table
| Transaction type | Who pays | Typical rate | GST |
|---|---|---|---|
| Resale sale (private) | Seller | Agreed in the EAA | + 9% if GST registered |
| Resale sale (HDB) | Seller | Agreed in the EAA | + 9% if GST registered |
| Resale purchase | Depends on the agreement | Depends on the agreement | N/A |
| New launch purchase | Developer arranges | Arranged with the developer | N/A |
| Rental (landlord) | Landlord | Agreed in the EAA | + 9% if GST registered |
| Rental (tenant) | Depends on the agreement | Agreed in the EAA | + 9% if GST registered |
No rate is fixed by CEA. Confirm the agreed rate in your EAA before you enter into a contract with the agent.
4. What's included and what isn't
The scope of work should be set out in the EAA.
5. What agents legally cannot do
CEA rules set out what property agents may not do. Examples are listed below.
- Dual representation is not allowed: An agent cannot act for both buyer and seller, or both landlord and tenant, in the same transaction. CEA treats this as an offence.
- Co-broke fees: CEA states that commission sharing between agents is strictly an agreement between the property agents involved.
- Registration: CEA states that agents should be registered through a licensed property agency. Verify the agent on the CEA Public Register.
6. Worked example: what commission looks like on a $1.2M HDB resale
| Item | Amount |
|---|---|
| Transaction price | S$1,200,000 |
| Commission rate (agreed) | 1.5% |
| Commission (before GST) | S$18,000 |
| GST at 9% | S$1,620 |
| Total commission payable | S$19,620 |
| Buyer pays | Depends on the buyer's agreement |
| Paid by seller under the EAA | Under the EAA |
Illustrative example. Actual commission is subject to your EAA. GST applies only if the agency is GST registered.
FREE · 30 MINUTES · NO COMMITMENT
Talk through your transaction and what it should cost
Selling, buying, or renting? In 30 minutes, Winfred walks through your specific situation, what commission is reasonable, and exactly what you'd be getting. No sales pitch. No pressure.
Winfred Quek · CEA R073319H · Crestbrick Pte Ltd (L3010886H)
Frequently asked questions
Can I negotiate the commission rate?
Yes. CEA states that commissions are not fixed and can be negotiated. Whatever rate you agree, record it in the EAA before you enter into a contract with the agent.
What if an agent asks me, as a buyer, to pay them directly?
Ask the agent to set out in writing who pays their fee and how much, before you sign any agreement.
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?
No. CEA states that an agent cannot act for both buyer and seller, or both landlord and tenant, in the same transaction, and that this is an offence. An agent may help the other party with paperwork only with consent, and only where the agent is neither acting for nor collecting fees from that party.
What happens if an agent does something wrong?
You can raise concerns with CEA at cea.gov.sg. Keep copies of all signed agreements, messages, and correspondence.
Sources & references
- CEA: What to take note of when engaging a property agent
- Estate Agents (Estate Agency Work) Regulations 2010 (Singapore Statutes Online)
- CEA Public Register: Verify Agent Credentials
- IRAS: Current GST rates
Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA L3010886H), 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. No commission rate is fixed by CEA; your actual commission is governed by the signed Estate Agency Agreement.
Get Winfred's next analysis in your inbox
One property insight per week. No listings, no spam.
More questions
Can I negotiate property agent commission in Singapore?
Yes. CEA states that commissions are not fixed and can be negotiated between you and your agent.
Do buyers have to pay agent commission in Singapore?
Whether a buyer pays depends on the agreement the buyer signs with the agent. CEA states that commission sharing between agents is strictly an agreement between the property agents involved.
Is GST charged on property agent commission in Singapore?
Yes, if the agency is GST registered, GST at 9% applies on top of the agreed commission. Confirm at the point of engagement whether the quoted rate is inclusive or exclusive of GST.
What can property agents NOT charge in Singapore?
Agents should be registered with CEA. An agent cannot act for both buyer and seller, or both landlord and tenant, in the same transaction. CEA states that commission sharing between agents is strictly an agreement between the property agents involved.
How does this apply to your own numbers?
General rules only take you so far. What actually decides your move is your financing, your timeline, and what you already own. A Property Portfolio Analysis maps your real position, so you are deciding on your own figures rather than a rule of thumb.
Book a free 30 minute call WhatsApp Winfred