Last Updated on August 23, 2026
Buying a property in Singapore is one of the most important financial decisions a person can make. There are many concerns, from budget planning and market research to shortlisting the right home — all of which can be challenging and stressful for most people.
On the other hand, whether you’re looking to buy, sell or rent, a good real estate agent can help make the entire process smoother and more manageable. Finding the right real estate agent to assist you in this property journey can be difficult.
One of the first and most crucial steps is deciding who you choose as your real estate agent and how you arrive at that conclusion. In this post, I will discuss what you should look for when you want to find a property agent in Singapore.
Quick checklist for finding a good property agent in Singapore
If you want a quick way to start, use this checklist before engaging any property agent:
- Verify that the agent is registered with CEA through a licensed property agency.
- Check the CEA Public Register for the agent’s registration status, agency details, recent residential transactions, awards, and disciplinary records.
- Ask about the agent’s experience in your property type, whether it is HDB resale, private condo resale, landed property, or leasing.
- Review recent transaction records and compare whether the agent has handled similar homes in your area.
- Discuss property agent commission in Singapore upfront, including GST, when commission is payable, and who it should be paid to.
- Use the CEA-prescribed Estate Agency Agreement and understand whether it is an exclusive estate agency agreement or non-exclusive estate agency agreement.
- Look out for property agent red flags such as pressure tactics, vague answers, refusal to provide registration details, or requests for direct cash payments.
How do you choose a good real estate agent?
1. Enquire about their knowledge of the market
Find out how well-versed the prospective real estate agent is in the location and the type of property you’re considering before hiring them. You don’t want someone who doesn’t understand the neighbourhood’s most recent buying and selling patterns. They should also be aware of upcoming infrastructure developments in the area, such as the construction of a school, a hospital, a mall, a transport connection, or any other major development that could affect the value and liveability of the property.
A good HDB resale agent, for example, should be able to explain recent resale prices in the estate, nearby comparable flats, eligibility matters, likely buyer profiles, and how the Ethnic Integration Policy or remaining lease may affect the transaction. A good condo property agent should be able to discuss recent transactions in the development, competing listings, maintenance fees, rental demand, floor plan advantages, and the difference between asking prices and actual transacted prices.
Some useful questions to ask include:
- How many similar properties have you handled in this area?
- What are the most recent comparable transactions?
- What would be a realistic price range for this property?
- What are the main risks or objections buyers, sellers, landlords, or tenants may raise?
- What is your marketing or negotiation strategy?
A strong answer should be specific and supported by transaction data, not just optimistic statements. A weak answer is usually vague, overly confident, or based only on what the agent believes the market can achieve without explaining the reasoning.
2. Check the Agent’s CEA Registration
Verifying a real estate agent’s CEA registration is another consideration to bear in mind. In Singapore, property agents must be registered with CEA through a licensed property agency, and you should verify their registration before engaging them. This is one of the simplest ways to make sure the person you are dealing with is legitimate before you proceed.
Check their credentials to ensure they are a CEA-registered property agent, at the very least. You can verify the agent’s CEA registration, agency details, recent residential transaction records, awards, and disciplinary records through the CEA Public Register on CEA Website.
3. How to use the CEA Public Register
The Council for Estate Agencies, or CEA, is the statutory board that regulates Singapore’s real estate agency industry. The CEA Public Register helps consumers check whether a property agent is registered and whether the property agency is licensed.
When using the CEA Public Register, search using the phone number used in the property advertisement or the number of the person you are dealing with. Then check whether the details on the profile match the person who contacted you. The agent’s name, CEA registration number, phone number, agency name, and agency licence number should be consistent with what appears in the advertisement or communication.
You should also review the agent’s recent residential transaction records. These records can help you understand whether the agent has experience in your property type or location. For example, if you are selling an HDB flat in Bishan, an agent with relevant HDB resale transactions in similar mature estates may be more suitable than someone who mainly handles new launch condos in a different part of Singapore.
When comparing two agents, look beyond the number of transactions. Consider whether their transactions are relevant to your needs, whether they have handled similar price ranges, and whether their explanations are clear. A high transaction count is useful, but the right fit also depends on communication, strategy, integrity, and whether you are comfortable relying on their advice.
4. Ask for References and Testimonials
Arrange to meet with the agent, and request a list of references. A good agent won’t be reluctant to share recent client experiences, so you can learn more about how they handled the process, communication, negotiation, and follow-up. Make sure every agent you interview has good recommendations by calling a few of their references.
Without a doubt, getting a recommendation is one of the best ways to find a real estate agent. On my website Noam Nathan, I will often post verified client testimonials from genuine customers.
When reading testimonials, look for details rather than generic praise. A useful testimonial usually explains what the agent did well, such as pricing the home accurately, filtering serious buyers, explaining HDB timelines, coordinating viewings, negotiating calmly, or guiding a first-time buyer through paperwork.
5. Use CEA-prescribed agency agreements
The Council for Estate Agencies, or CEA in short, offers prescribed agency forms you should use. The Estate Agency Agreement is a binding contract between you and the property agency. It protects the interests of both parties by bringing clarity to details in the property transaction, including:
- Stipulating the duties of property agencies and agents
- Requiring the disclosure of any potential conflict of interest
- Prescribing for the commission to be payable to the property agency only upon completion of the property transaction
- Indicating if GST is included in the commission amount stated
There are two primary forms of engagement: exclusive and non-exclusive.
| Agreement type | What it means | When it may be suitable | What to check |
| Exclusive estate agency agreement | You appoint one property agency or agent for the agreed validity period. | This may suit sellers or landlords who want one accountable agent to manage marketing, viewings, pricing, and negotiation. | Check the validity period, commission terms, marketing plan, termination terms, and whether commission is still payable if the property is transacted through another route during the agreement period. |
| Non-exclusive estate agency agreement | You may appoint more than one property agency or agent. | This may suit owners who prefer wider exposure or want to compare different agents’ efforts. | Check how commission is triggered, avoid overlapping work, and clarify which agent is entitled to commission if more than one agent introduces a party. |
Before signing, read the agreement carefully. Make sure the scope of work, commission, GST treatment, validity period, conflict-of-interest declarations, and payment terms are all clear. If an agent discourages a written agreement or avoids explaining the difference between exclusive and non-exclusive arrangements, that is a warning sign.
6. Compare Commission and Agreement Terms
Property agent commissions in Singapore are not fixed by CEA and are negotiable, so the agreed rate should be discussed upfront and documented in the Estate Agency Agreement. The final commission may depend on the transaction type, property type, scope of work, marketing effort, market conditions, and what both parties agree to.
Instead of looking only for the lowest commission, compare the value and clarity of the service. Ask what the agent will do for the agreed commission, how the property will be marketed, how viewings will be handled, how offers will be negotiated, and when commission becomes payable. Also confirm whether GST is included or excluded if the property agency is GST-registered.
Commission should be paid to the property agency, not directly to the individual salesperson. Be careful if anyone asks for commission to be paid in cash directly to the agent or to a personal account.
Read more here: Agent Commission Explained.
7. Match the agent to your property journey
Different property journeys require different strengths. A good agent for one transaction may not automatically be the best person for another, so it helps to match the agent’s experience to your specific needs.
- HDB resale: Look for an agent who understands HDB eligibility, timelines, resale procedures, ethnic quota considerations, grants, contra arrangements, and recent transactions in the estate.
- Private condo resale: Look for experience with comparable units, development-specific demand, floor plan differences, maintenance fees, rental appeal, and negotiation based on actual transacted prices.
- Landed property: Look for deeper knowledge of land size, zoning, rebuilding potential, road lines, title issues, and buyer expectations for landed homes.
- Landlord leasing: Look for an agent who can screen tenants, advise on rental pricing, coordinate viewings, and explain lease terms clearly.
- Tenant representation: Look for an agent who understands your budget, commute, lease duration, stamp duty, handover condition, and negotiation points before you sign.
8. Watch out for property agent red flags
Most agents work professionally, but it is still important to watch for warning signs. A property transaction involves large sums of money, and small mistakes can lead to costly consequences.
- The agent refuses to provide a CEA registration number or uses a phone number that does not match the CEA Public Register.
- The agent asks you to pay commission directly to the agent instead of the property agency.
- The agent pressures you to sign quickly without explaining the Estate Agency Agreement.
- The agent gives vague answers about recent transactions, pricing, or marketing strategy.
- The agent discourages you from checking the CEA Public Register.
- The agent appears to represent both sides of the transaction without clearly explaining conflicts of interest.
- The agent promises a price that is far above recent comparable transactions without supporting data.
A good agent should be comfortable with questions. If your concerns are brushed aside, or if you feel rushed into making a decision, take a step back before proceeding.
Frequently asked questions
How do I check if a property agent is registered in Singapore?
You can check the CEA Public Register using the agent’s phone number, name, or CEA registration details. Confirm that the agent has a valid registration, that the phone number matches, and that the property agency details are consistent with the advertisement or message you received.
Are property agent commissions fixed in Singapore?
No fixed commission rate applies across all Singapore property transactions. Commission is negotiable and should be agreed upfront in the Estate Agency Agreement. The agreement should also state whether GST is included or excluded.
Should I sign an exclusive or non-exclusive agreement?
That depends on your needs. An exclusive agreement gives one agent clearer responsibility and accountability, while a non-exclusive agreement gives you flexibility to work with more than one agent. The important thing is to understand the commission implications and validity period before signing.
Can a property agent represent both buyer and seller?
Conflicts of interest should be disclosed clearly. Before proceeding, make sure you understand who the agent represents, whose interests they are protecting, and whether you are comfortable with the arrangement.
Who should I pay commission to?
Commission should be paid to the property agency, not directly to the individual property agent. This should be clearly documented in the Estate Agency Agreement.
Although there’s always a degree of risk involved with making decisions with large sums of money, the agent you choose to work with can help guide you in making sound and informed decisions based on actual data, market knowledge, and professional experience. Make sure you are comfortable relying on this person by taking time and conducting as much research as possible. Ensure that all of your concerns are addressed.
