Renting in Singapore can be done two ways: self-serve (you find, view, negotiate, and sign directly) or through a tenant’s agent. There isn’t a single “right” answer. It comes down to trade-offs: your time, comfort with paperwork, and whether a one-time fee is worth the help.
First things first: the law on agent commission
In Singapore, a property agent must act for only one party in a deal. Dual representation — the same agent representing and collecting commission from both landlord and tenant — is an offence under the Estate Agents Act. If anyone tries to take commission from you and the other side, that’s not allowed. You can report it to Council for Estate Agencies (CEA).
Commission itself is negotiable. Usual practice: the tenant pays their own agent, and the landlord pays theirs. Payment typically goes to the agency, not a personal account.
Quick comparison: self-serve vs using a tenant’s agent
| Factor | Self-serve (do it yourself) | Tenant’s agent (you hire an agent) |
|---|---|---|
| Money you pay | No agent fee. You still pay the security deposit, first month’s rent, and government stamp duty (a small tax when you sign the lease). | You pay an agent fee if you hire one. The amount is not fixed — you agree on it with the agent. |
| Time & effort | You find listings, book viewings, check details, talk to the landlord, and read the contract yourself. | The agent shortlists homes, books viewings, helps you negotiate, and handles most paperwork. |
| Finding options | Good if you’re okay using property websites and making a shortlist. It can be slower when many renters are competing. | Faster if you’re busy or new. Agents know what landlords expect and can cut down the search time. |
| Safety checks | You must confirm the owner is real, the home can be rented, and the house rules are okay. | A good agent helps spot problems and explains the rules, but you still make the final decision. |
| Control | You control all messages, timing, and style of negotiation. | The agent is a helpful “go-between” if you prefer someone to speak on your behalf. |
| After you move in | You record any issues (e.g., broken lights), list items in the home (e.g., sofa, fridge), and follow up with the landlord. | Some agents help during move-in and with early fixes. Ask what support is included before you agree. |
When self-serve makes sense
- You want to avoid commission. If you’re willing to do the legwork, DIY can save a meaningful sum, especially at lower rent bands.
- You’re comfortable with contracts and negotiation. You’ll read the Tenancy Agreement, clarify clauses (early termination, minor repairs cap, air-con servicing, visitor policy), and negotiate addenda.
- You prefer direct communication. Many renters like speaking directly with landlords to decide fast without intermediaries.
A tenant’s agent isn’t strictly necessary if you’re organized and have time. The flip side: if you get stuck or rushed, the fee can be worth it.
Self-serve tips (to stay safe and sane)
- Shortlist smart. Use trusted portals. Filter by whole unit vs room, budget range, and move-in date.
- Bring a viewing checklist. Water pressure, noise, ventilation, appliance age, airflow, and Wi-Fi setup.
- Write down deal breakers. Visitors, light cooking, minor repairs cap, cleaning obligations, pet rules.
- Handle money carefully. Only transfer deposits after key terms are agreed in writing; pay the named landlord or the licensed agency and get official receipts.
- Know the red line. If a single agent asks for commission from you and the landlord, decline and consider reporting to CEA.
When using a tenant’s agent makes sense
- You’re new to Singapore or on a tight timeline. An agent can compress search time, stack viewings efficiently, and help you avoid common pitfalls. Many newcomers weigh the fee against time pressure and the cost of temporary housing.
- You want support for negotiation and documents. Good agents standardize messy steps: LOI, TA clauses, inventory lists, key handover, move-in defects log.
- You prefer a buffer. If you’d rather not negotiate directly or chase service providers, having someone in your corner reduces stress.
How to work with a tenant’s agent (and pay fairly)
- Confirm single-side representation in writing. The agent represents you only, and any commission is paid by you only. No dual representation.
- Align early on scope and fee. What’s included: search, viewings, negotiation, paperwork, and move-in support. Commission is not fixed by law — agree on amount and payment trigger.
- Pay the agency, not a personal account. Receipts should show the agency’s name and your unit details.
What renters say online
Threads often split into two camps:
- Pro-agent: “Saves time, smoother paperwork, helpful for newcomers” — especially if you need a place within 2–3 weeks.
- Pro-DIY: “You don’t really need one if you can attend viewings and read a TA” — attractive if you’re budget-sensitive and have time.
A simple decision path
- Do you have 10–20 hours in the next 2 weeks for search + viewings?
- Yes → Self-serve could work.
- No → Consider an agent.
- Are you comfortable reading contracts and negotiating calmly?
- Yes → Self-serve.
- No / not sure → A tenant’s agent may be worth it.
- Is a one-time fee acceptable to save time and reduce risk?
- Yes → Engage a tenant’s agent (single-side only).
- No → Self-serve with a strong checklist.
Bottom line
If you have time and a clear checklist, self-serve keeps costs down and gives full control. If you’re new, busy, or want a buffer for negotiation and paperwork, a good tenant’s agent is a fair trade for the commission. Whatever you choose, remember: agents cannot collect commission from both sides in the same rental. That is dual representation, and it is illegal in Singapore.