Property Agent Fees in Singapore: What You Pay, What You Get

Property agents in Singapore tend to trigger strong opinions. Some people love the convenience. Some people feel the fee is hard to swallow. But when you zoom out, an agent’s commission is usually the price of outsourcing time, coordination, negotiation, and transaction risk to someone who does this every day.

Here’s a practical breakdown of how commissions typically work in Singapore, what you’re paying for, and what you should clarify before you sign anything.

1) Commissions are negotiable (but the market “norm” is sticky)

In Singapore, there are no fixed commission rates set by law. The amount is something you and the estate agent agree on, and it should be captured clearly in CEA’s prescribed Estate Agency Agreement forms.¹

CEA’s prescribed agreement templates also spell out directly that the amount or rate of commission is negotiable.^{2 3}

Now the part that matters in real life: even though fees are negotiable on paper, most people strongly stick to the market norm. Deviating too far tends to be frowned upon, especially when it comes across like “you’re trying your luck” rather than “you understand what you’re adjusting and why”. If someone doesn’t even know commissions are negotiable, a sudden aggressive counter-offer can create friction fast.

A practical way to negotiate without burning goodwill is to negotiate the scope and service level, not just the number.

2) Typical commission structure (rental vs sale)

The “market norm” is not an official rule. It’s simply what many transactions converge on because it’s familiar.

One important detail: exclusive vs non-exclusive affects what you might owe

If you sign an exclusive agreement, read the validity and “protection” clauses carefully. In an exclusive arrangement, commission can still be payable if the property is sold during the agreement period, or within a stated protection period, depending on the terms and whether the buyer was introduced during the validity period.⁴

This is not “good” or “bad”. It’s just the trade-off: exclusivity often buys you stronger commitment, but it also creates clearer commission obligations.

3) What value do agents actually bring?

If you strip away the marketing, the real value usually falls into a few buckets.

For landlords

• Pricing and positioning: Setting rent based on market reality, not guesswork.
• Tenant screening: Filtering for fit, credibility, and deal certainty.
• Viewings and coordination: Managing schedules, follow-ups, and multiple enquiries.
• Paperwork that prevents future pain: Getting key terms agreed properly, documenting handover details, reducing misunderstandings later.
• Negotiation buffer: A neutral middle layer that keeps discussions professional.

For renters

• Speed: Good units can move fast. Agents can help you act quickly.
• Fit and trade-offs: Helping you choose between price, location, lease terms, and unit condition.
• Terms negotiation: Handling sensitive asks like repairs, move-in timing, and special clauses.
• Risk management: Flagging vague terms or red flags before you commit.

For buyers and sellers

• Market strategy: Positioning, pricing, and timing to reduce wasted weeks.
• Execution: Photography direction, listing presentation, buyer qualification, viewing flow.
• Transaction choreography: Coordinating multiple parties and timelines.
• Disclosure discipline: Proper disclosures and written confirmations where required.²

4) Is the commission negotiable? Yes, but negotiate smart

Because the norm is sticky, “negotiation” works best when it sounds reasonable and specific.

Try these levers:

• Scope clarity: “How many viewings are we expecting you to run?” “Will you arrange professional photos?”
• Exclusivity: If you’re granting exclusivity, it’s fair to discuss what additional commitment you’re getting in return.⁴
• Performance-linked expectation: For example, faster turnaround, stronger screening, more proactive updates.

Also clarify GST properly. CEA’s prescribed forms ask you to state whether commission is inclusive or exclusive of GST.^{2 5}
From the tax side, IRAS explains GST obligations for GST-registered estate agents and how GST applies to commission arrangements.⁶ The prevailing GST rate in Singapore is 9%.⁷

5) The 5 questions you should ask before engaging any agent

1. Which agreement form are we using, and is everything filled in clearly? CEA provides prescribed forms and practice guidance for clarity on scope and commission.¹
2. What exactly is the agreed commission, and when is it payable? Put it in writing.^{2 5}
3. Is GST included or excluded? Don’t assume.^{2 7}
4. Is co-broking allowed, and will I ever be asked to pay more than one party? The forms are designed so the client isn’t accidentally paying “double”.²
5. Exclusive or non-exclusive, and what are the validity and protection terms? This affects your obligations if you transact during the period or shortly after.⁴

If you’re a landlord or renter using Hozuko, knowing these norms helps even if you plan to transact directly. Clear expectations and clean paperwork reduce disputes, reduce ghosting, and usually lead to a smoother handover.

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