Property Agents in Singapore: What They Really Do for Renters and Landlords

Property agents in Singapore can feel like a mystery. Some renters and landlords swear by them. Others complain about high commissions, pushy behaviour or slow responses. At the same time, surveys show that most consumers are actually satisfied with their agents and still see value in engaging them.¹

So what is really going on?

In this guide, we break down why property agents exist in Singapore, what it takes to become one, how they earn, where the complaints come from, and when it makes sense to work with an agent or go direct through platforms like Hozuko.

Why do property agents exist in Singapore?

Singapore’s property market is tightly regulated. Rules differ between HDB and private property, between renting and buying, and between citizens, PRs and foreigners. On top of that, there are legal documents, anti-money-laundering checks and detailed timelines that need to be followed.

To keep all this in check, the Council for Estate Agencies (CEA) regulates property agents and agencies under the Estate Agents Act.² Consumers who engage an agent are expected to sign CEA’s Prescribed Estate Agency Agreements, which clearly set out the duties of the agent and the commission payable.²

In practice, this means a good agent helps you:

• Make sense of regulations (e.g. who can rent what, minimum lease lengths)
• Price realistically based on recent transactions
• Market a property effectively (for landlords)
• Shortlist and filter suitable options (for renters)
• Negotiate price and terms
• Manage paperwork safely and in line with CEA rules

In short, they exist because the stakes are high, the rules are strict, and most people only rent or transact occasionally.

How hard is it to become a property agent?

Becoming a property agent in Singapore is not just about printing name cards and opening a WhatsApp group.

CEA sets specific entry requirements for real estate salespersons (RES): aspiring agents must meet basic eligibility criteria (age, education and “fit and proper” checks), complete a Real Estate Salesperson (RES) course with a CEA-approved provider, pass the RES examination, then register with CEA through a licensed estate agency.^{3 4 5}

On top of getting licensed, practising agents are required to fulfil Continuing Professional Development (CPD) each year. They must complete a minimum number of CPD credits and training hours annually to renew their registration, so that their knowledge stays current with regulatory and industry changes.^{6 7}

You can think of it this way:

The bar to enter is not “doctor-level difficult”, but it is a regulated profession with exams, ongoing training and a licence that can be suspended or revoked if agents misbehave.

What value do property agents bring?

Property agents serve two main groups: landlords and renters. Their value looks slightly different for each side.

Agents are also part of Singapore’s anti-money-laundering framework. When you engage an agent, they are required to collect and verify customer particulars and carry out due diligence on parties involved in a transaction.^{8 9} This is extra admin, but it helps the system stay clean.

How do property agents earn?

Most property agents in Singapore are not salaried. They are paid on commission when a transaction is successfully completed.

CEA is very clear on one point: there are no fixed commission rates and no official guidelines on how much commission should be paid.^{9 8} The amount is to be negotiated and documented between the consumer and the agent in the Prescribed Estate Agency Agreement before work starts.

A few important points:

• Commission is payable to the property agency, not directly to the individual agent.⁹
• An agent cannot collect commission from both sides in the same transaction. Taking commission from both landlord and tenant, or buyer and seller, is considered dual representation and is an offence.⁸
• For rentals and sales, people often follow “market practice” (for example, a certain percentage of sale price, or a fraction of monthly rent), but these are not law. They should still be discussed and agreed up front.

Because agents earn only when deals close, they are incentivised to actively market, negotiate and complete transactions. The flip side is that this incentive structure can sometimes drive unwanted behaviour, which we address next.

Why do property agents sometimes get a bad reputation?

If you browse forums or hear coffee-shop talk, you will see a few common complaints about agents:

• Slow responses or ghosting Agents may prioritise deals that look more promising or urgent. To a consumer, this can feel disrespectful or unprofessional.

• Perceived misalignment of interest Because agents earn more when prices are higher or deals close faster, some consumers worry that agents care more about commission than about getting the best outcome for them.

• Bait-and-switch listings Some renters complain about listings that look great online but are not actually available, or that look very different in person.

• Confusion over who pays commission In co-broking scenarios (where both sides have agents), consumers sometimes feel blindsided when told they must pay commission, especially if this was not explained upfront.

It is fair to acknowledge these experiences. At the same time, there are protections:

• CEA publishes clear guidance on agents’ responsibilities and consumer rights.²
• Consumers can check an agent’s registration on CEA’s Public Register and file complaints if there is misconduct.
• Industry bodies have also issued best-practice guides on co-broking commission to reduce conflicts of interest and clarify who should pay whom.

The profession is not perfect, but there is structure and enforcement behind it.

So are property agents still needed? What do surveys say?

Despite the noise, the data tells a more balanced story.

CEA’s 2024 Public Perception Survey found that 92% of property consumers were satisfied with their agents’ services, even as expectations rise for better advice and clearer guidance.¹

A separate survey, highlighted in The Straits Times in June 2025, found that about three in four consumers expect property agents to close at least one deal a year so they stay updated and in touch with the market.¹⁰ Consumers also said they wanted agents to understand their needs better, give relevant professional advice and negotiate better prices and terms.¹⁰

In other words:

• Most people who use agents are happy with them.
• At the same time, consumers want agents to stay active, skilled and genuinely helpful.

That is a healthy kind of pressure on the industry.

When does it make sense to use an agent vs going direct?

Here is a practical way to think about it.

For landlords

Using a property agent can make sense if:

• You are overseas or very time-poor
• This is your first time renting out and you are not familiar with the process
• You are dealing with higher-value or more complex properties
• You prefer to outsource viewings, screening and negotiation

You may consider going direct (DIY or using platforms like Hozuko) if:

• You are comfortable handling enquiries and viewings yourself
• You want to speak directly with tenants and control who you rent to
• You already have some experience with tenancy agreements and HDB / URA rules

Many landlords use a mix. They start by marketing directly through Hozuko to find genuine tenants, and if things get complicated or they get overwhelmed, they bring in an agent later to help close and document the deal properly.

For renters

Engaging a tenant’s agent can be helpful if:

• You are new to Singapore and unsure which areas or housing types fit you
• You have many constraints (budget, work location, school, pets, etc)
• You need someone to coordinate back-to-back viewings and shortlist options
• You prefer a professional to help you negotiate and read through the tenancy agreement

Searching direct can work well if:

• You are budget-sensitive and prefer to avoid paying any tenant-side commission
• You are comfortable comparing listings, reading agreements and asking questions
• You like speaking directly to landlords, co-living operators or agents on a listing-by-listing basis

On Hozuko, you can see both direct-landlord listings and CEA-registered agent listings side by side. That gives you the flexibility to choose who you want to deal with, while still staying in a structured, scam-aware environment.

How to work well with a property agent

If you choose to work with an agent, a few simple steps can make the relationship much smoother:

1. Check their registration
   Use CEA’s Public Register to confirm the agent is properly registered and to see their agency.²

2. Sign the Prescribed Estate Agency Agreement
   This document should clearly state who the agent represents, the scope of work and the agreed commission.²

3. Align expectations early
   Be upfront about your budget, timeline, non-negotiables and communication style.

4. Discuss commission before work starts
   Agree on the amount, who is paying, and whether GST is included. Remember, commission is negotiable and must be paid to the agency.^{9 8}

5. Keep things on-record
   Important decisions and changes should be summarised in messages or email. This protects both you and the agent.

Where does Hozuko fit into all this?

Hozuko’s role is to make renting safer and more transparent for everyone.

• For renters, you can browse rooms and units from verified landlords, co-living operators and CEA-registered agents in one place, then choose whether you want to deal direct or through an agent.
• For landlords and agents, Hozuko provides a rental-focused platform that respects regulation and helps you connect with serious renters, while our anti-scam systems work quietly in the background.

Property agents are not going away. If anything, the bar is rising. As long as Singapore’s property market stays tightly regulated and the stakes stay high, there will be a place for skilled agents who are up to date, ethical and genuinely helpful.

What is changing is how renters and landlords find them and how transparent the journey feels. That is where platforms like Hozuko, CEA rules and consumer expectations all meet.

References