Last Updated on December 25, 2025
Estimated reading time: 10 minutes
A good property agent more than deserves his/her commission, but many buyers and sellers are often unsure about how much to pay. And it’s the same with landlords and tenants.
There are many factors that determine property agent commission in Singapore; even seasoned sellers, buyers, and renters get confused about industry standards.
Here’s our guide to help you determine the exact commission you should pay for any type of property transaction, whether you’re selling, buying, or renting as a landlord or tenant.
Note: In recent years, many agencies have shifted towards a “client-pays-own-agent” model. Under this approach, the party that appoints the agent (seller/landlord or buyer/tenant) typically pays the agent, unless a different arrangement is clearly agreed upon between the parties.
Regulatory basics: commissions, GST, and payment
• Commission rates are not fixed by regulation and are negotiable. Discuss and document the fee and scope with your agent before work starts.
• Pay the commission to the property agency (not to the individual agent). If GST applies, it is chargeable only by GST-registered property agencies.
• Dual representation is prohibited. An agent may act for only one party in a transaction and cannot collect commission from more than one party in the same deal.
To understand property agent commission in Singapore, we first need to know that there are two types of agents.
Landlord’s/seller’s agent
Where the agent is appointed by the landlord or seller to market a unit. This agent:
- Strategises the promotion and presentation of the unit
- Source for buyers/tenants through various means (e.g., putting up a listing on a property portal)
- Schedules and manages the viewing process with prospective buyers
- Advises and represents the landlord/seller in the negotiation and bidding process, once there is one or more interested parties
- Ensures that proper and necessary procedures (e.g., legal and regulatory requirements) are executed and adhered to throughout the process
A CEA*-registered property agent representing the landlord or seller is obliged to have his/her client’s best interests at heart.
*CEA stands for the Council for Estate Agencies — the regulatory body of property agents in Singapore.
Buyer’s/tenant’s agent
This is any property agent who assists a potential tenant or buyer in the following:
- Search and selection of properties
- Coordination of viewings
- Negotiation with the seller’s/landlord’s agent in the buyer’s/tenant’s best interests
The buyer/tenant’s agent also provides valuable input in the form of professional advice (e.g. location) and guides them through the proper process of buying or renting a property, including the necessary paperwork.
Similarly, a CEA-registered property agent representing the buyer or tenant is obliged to have his/her client’s best interests at heart.
Agents are not legally allowed to be both the landlord’s/seller’s agent and the tenant’s/buyer’s agent in a single deal, as this will present a conflict of interest. This is an offence under the Estate Agents Act, and an agent may only collect commission from the party he/she represent.
For rental cases, the landlord’s agent (and sometimes the tenant’s agent) often assists the landlord and tenant throughout the lease period with any maintenance issues and disputes, although they are not obliged to do so.
What is a co-broke (also known as co-broking)?
This describes a situation where two agents agree to broker a deal together — one as a landlord’s agent and the other as the tenant’s agent.
Who pays what? An at-a-glance summary
The tables below show the legacy convention, with which many consumers may still be familiar, alongside the increasingly common client-pays-own-agent model. Actual rates are negotiable.
Renting
| Scenario | Legacy convention (guide only) | Client-pays-own-agent model (increasingly used) |
|---|---|---|
| Above S$3,500 rent, 2-year lease | Landlord pays half a month to the landlord’s agent; tenant pays no fee, or half a month to the tenant’s agent when represented. | The landlord pays his/her agent. If the tenant appoints a tenant’s agent, the tenant pays his/her own agent. If unrepresented, the tenant typically pays no fee. |
| Above S$3,500 rent, 1-year lease | Same principle: each party pays their own agent; a tenant with no agent usually pays no fee. | The landlord pays his/her agent. The tenant who appoints an agent pays that agent. If unrepresented, tenant typically pays no fee. |
| At/≤ S$3,500 rent, 2-year lease | Landlord pays 1 month to landlord’s agent; tenant pays 1 month to tenant’s agent if represented; no fee if unrepresented. | Each party pays their own agent; a tenant with no agent usually pays no fee. |
| At/≤ S$3,500 rent, 1-year lease | Landlord pays ½ month; tenant pays ½ month if represented; no fee if unrepresented. | Each party pays their own agent; tenant with no agent usually pays no fee. |
Selling/Buying
| Property type | Legacy convention (guide only) | Client-pays-own-agent model (increasingly used) |
|---|---|---|
| Non-landed private (e.g. condos) | Seller ~2% (sometimes up to ~4%); buyer usually paid nothing even if represented. | Seller pays seller’s agent. Buyer who appoints a buyer’s agent should expect to pay their agent unless a different arrangement is agreed. |
| HDB resale flats | Seller ~2%; buyer ~1% when using a buyer’s agent. | Seller pays seller’s agent. The buyer who appoints an agent pays their agent unless otherwise agreed. |
| Landed properties | Seller ~2% (sometimes higher, negotiable); buyer typically paid nothing even if represented. | Seller pays seller’s agent. Buyer who appoints an agent pays their agent unless otherwise agreed. |
RENTING: Common practices for property agent commission in Singapore
Although there are no universal, industry-standard rental commission rates imposed here, there are established best practices within the industry.
However, please note that commission rates may vary depending on situational factors, such as the urgency and complexity of the deals. Prospective landlords/tenants should inquire with the relevant agents to understand the rationale behind the requested commission rates if they differ from the ones below.
1. Above S$3,500 in rent & a two-year lease — landlord’s fee; tenant pays own agent if appointed
If there’s only a landlord’s agent (i.e., the tenant contacted the landlord’s agent on his/her own), the landlord pays the landlord’s agent one month’s commission. The tenant pays no commission if unrepresented.
If the renter has a tenant’s agent who assisted the tenant and represents their interest, the tenant typically pays the tenant’s agent a one-month commission equivalent (negotiable), while the landlord pays the landlord’s agent a one-month commission. Co-broking splits may still occur if parties agree otherwise.
2. Above S$3,500 in rent & a one-year lease — landlord’s fee; tenant pays own agent if appointed
If there’s only a landlord’s agent (i.e. the tenant contacted the landlord’s agent on his/her own), the landlord pays the landlord’s agent half a month’s commission. The tenant pays no commission if unrepresented.
If the renter has a tenant’s agent who assisted the tenant and represents his/her interest, the tenant typically pays the tenant’s agent half a month’s commission, while the landlord pays the landlord’s agent half a month’s commission, unless a different arrangement is agreed.
3. At or below S$3,500 in rent & a two-year lease
The landlord’s agent collects a one-month commission from the landlord.
The tenant’s agent collects a one-month commission from the tenant if the tenant appoints an agent. If there’s no tenant’s agent, the tenant doesn’t pay any commission.
4. At or below S$3,500 in rent & a one-year lease
The landlord’s agent collects half a month’s commission from the landlord.
If the tenant has a tenant’s agent, the tenant’s agent collects half a month’s commission from the tenant. If there’s no tenant agent, the tenant doesn’t need to pay.
NO FIXED RULES
It’s important to remember that these are just common practices. There is no hard and fast rule on whether the landlord or tenant should be paying their agents and how much. It all depends on the situation and how much the tenant/landlord needs the services of the agents. Some notable exception cases include:
- Unique or in-demand properties (e.g. a unique well-priced shophouse). The landlord’s agent can potentially demand that he does not “share commission” because there is plenty of demand.
- Lower-end rental properties (e.g. room rentals below S$1k). The landlord’s agent may not be able to get the landlord to pay him commission even though he may be marketing the property on the landlord’s behalf. In lower-end rentals, the tenant may not have as much of a choice and thus negotiation power, so the agent has no choice but to collect commissions from tenants. Technically, they would be switching roles to become the tenant’s agent and should be acting in the tenant’s best interest.
SELLING/BUYING: Common practices for property agent commission in Singapore
1. Non-landed private properties (e.g. condos)
The seller usually pays around 2% (sometimes up to ~4%), subject to negotiation.
Under the client-pays-own-agent approach, a buyer who appoints a buyer’s agent should expect to pay that agent unless a different arrangement with the seller’s side is agreed and documented.
2. HDB resale flats
The seller usually pays about 2% commission (negotiable).
The buyer may engage a buyer’s agent and pay about 1% as a common guide, but fees remain negotiable and subject to the client-pays-own-agent principle unless otherwise agreed.
3. Landed properties
The seller usually pays around 2% (sometimes higher; there’s more room to negotiate, as situations tend to be more unique).
Under the client-pays-own-agent model, a buyer who appoints an agent should expect to pay their agent unless otherwise agreed with the seller’s side.
NO FIXED RULES
Similar to the rental commission, again, there are no fixed rules on commission, and everything is negotiable depending on the situation. The commission structure for buying properties is usually even more negotiable, as situations tend to be even more unique. Notable exceptions include:
- Commissions paid by sellers can be significantly higher as well if the seller is in a more urgent state of affairs or if the property is more difficult to sell.
- Commissions demanded by the buyer’s agent may sometimes be significantly higher as well, especially if the buyer’s agent is representing an overseas buyer and undertaking a greater amount of work to assist the buyer in making a decision (e.g., acting as an investment advisor). Some agents representing buyers from Hong Kong or China may ask for a commission of up to 5%,. In these instances, it would be up to the seller to decide whether they are willing to offer that to close the deal.
- In many cases, especially in the luxury property segment (e.g., above S$5m), there are tiered commission schemes that incentivize the seller’s agent to secure a higher price.
An example would be to have a 2% commission on a minimum sale price of S$5m, but if the closing price is above S$5m, the commission would be 5% of the selling price.
As a seller/buyer of a property, how do I save on commission?
If you want to try saving on property agent commissions in Singapore by selling or buying a property without an agent, you might want to reconsider. Property, being one of the most expensive decisions you make in your lifetime, demands a thorough knowledge of specialised law and regulations.
Additionally, property agents possess the knowledge and experience necessary for negotiation, enabling them to successfully engage in negotiations with opposing agents.
On the other hand, if you’re not familiar with the market and the various regulations, representing yourself can result in a messy and slow transaction at best, and costly legal entanglements and monetary loss at worst.
In any case, do compare commission fees and services offered by different property agents before deciding to appoint one or more.
A seller’s agent may also seek Exclusive Rights, a legal agreement to become your sole property agent in marketing and selling your property.
What if I’m a landlord or tenant? Are agents a must?
If you’re a landlord, having a landlord’s agent can save you from a whole lot of headaches. A landlord’s agent has experience in not just finding but screening out potentially bad tenants, and may be able to help you deal with tenant issues along the way (depending on agreed-upon responsibilities with the agent).
If you’re a tenant and can afford the time to search and arrange viewings for a rental property yourself, you could choose to forgo a tenant’s agent.
In this case, our advice is to always find a landlord who’s represented by a landlord’s agent, as there have been numerous cases of devious landlords taking a tenant’s deposit or engaging in sudden and unfair evictions.
Even if the lease is only for a year, having a property agent on either side can provide peace of mind.
Frequently Asked Questions
No. Commission is not fixed by regulation and is fully negotiable.
Always pay the property agency. Clarify whether GST applies; only GST-registered agencies can charge GST.
No. Dual representation is not allowed. An agent may represent only one party and cannot collect commission from more than one party in the same transaction.
Many agencies now adopt a client-pays-own-agent approach. Buyers/tenants who appoint an agent should expect to pay their agent unless otherwise agreed.
Typically no. If the tenant is unrepresented, they usually do not pay any commission.
