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Property Agent Commissions in Singapore: What to Pay and Negotiate

Updated May 2026 | PSF Insight

Singapore's property agent commissions are not regulated. CEA licenses agents and enforces conduct, but the rate you pay is whatever you and the agent agree on, in writing, before the transaction begins. That said, market norms have been remarkably stable for years, and knowing the standard rate is the difference between paying market and overpaying. This guide covers the rates you should expect and what is genuinely negotiable.

Resale Condo and Landed: 1% Buyer, 2% Seller

For private resale transactions, the convention is:

• Seller's agent: 2% of the sale price, paid by the seller
• Buyer's agent: 1% of the sale price, paid by the buyer (or 1% of seller's commission shared, depending on the engagement)

If both sides are represented and there is a co-broke arrangement, the seller still pays 2% and the buyer's agent typically takes half (1%) from that 2%, so the buyer pays nothing extra. If the buyer engages their own agent under a separate buyer representation agreement, that 1% comes from the buyer's pocket. Always clarify which model is in force before signing.

Resale HDB: 1% Buyer, 2% Seller

HDB resale follows the same convention as private. The dollar amounts are smaller, so some agents will quote a flat fee floor instead of a strict percentage. Buyer's agents in HDB often work harder per dollar, since the documentation, eligibility checks, valuation gap, and HDB appointments require more touch than a private resale.

Rental: One Month for One Year, Half Month for Less

For tenanted lease arrangements, the convention is:

• Lease of 24 months or more: one month's rent, paid by the landlord
• Lease of 12 to 23 months: half a month's rent, paid by the landlord
• Lease below 12 months: typically half a month's rent or less, often negotiable
• Rents above SGD 3,500 per month: tenant pays nothing if landlord engages an agent. For rents below SGD 3,500, the tenant's agent often charges half a month's rent

Renewal commissions are usually halved. Some landlords negotiate a flat fee for high-rent units (above SGD 10,000 per month) where one month's rent feels disproportionate to the work involved.

New Launch: Buyer Pays Nothing

For private new launches, the developer pays the agent's commission, typically 2% to 4% of the unit price plus marketing incentives. The buyer pays nothing to their agent. This is why agents push new launches aggressively: the dollar commission per transaction is materially higher than resale, and the developer covers it.

What buyers should understand: an agent advising you on a new launch is not impartial. They are paid by the developer, not by you. If they steer you to a specific project, ask why. The right buyer's agent for new launch will compare across multiple developers and recommend based on fit, not commission tier.

What Is Genuinely Negotiable

The 1% and 2% norms hold in roughly 90% of transactions. The exceptions where the rate moves:

1. High-value transactions. For prices above SGD 5 million, sellers often negotiate down to 1.5% or even 1%, especially with multiple unit sales
2. Multiple units with the same agent. Listing two or three units in one project can compress the rate to 1.5% per unit
3. Repeat clients. A long-standing relationship may justify 1.5% rather than 2%
4. Quick-sell scenarios. A motivated seller offering exclusivity for two weeks may pay 2.5% or more for an aggressive marketing push
5. Co-broke disputes. Buyers' agents sometimes accept less than the customary half-share to close a deal

What is not negotiable: the agent's effort. Cutting commission to 1% for a private resale almost always means less marketing, fewer viewings, and slower closing.

Exclusive vs Open Listings

Sellers face a choice between two engagement models:

• Exclusive listing: one agent has the listing for a fixed period, typically 2 to 12 weeks. Higher commission justified by exclusive marketing rights, professional photography, video, and listing prominence on portals
• Open listing: any agent can market the unit and earn the commission only if they bring the buyer. Lower commitment, but typically less marketing investment per agent

Exclusive arrangements usually transact faster at slightly higher prices, especially for unique units (high floor, unblocked view, rare layout). Open listings work better for commodity units in well-stocked projects where the buyer pool is broad and the market is liquid.

What Agents Actually Do

The 1% to 2% rate covers more than putting a listing on PropertyGuru. A capable seller's agent delivers:

• Comparative market analysis to set the right asking price
• Professional photography, floor plan, and listing copy
• Listing across portals, social media, and agent network channels
• Viewing scheduling, follow-up, and feedback collection
• Negotiation of price, OTP terms, and chain timing
• Coordination with conveyancing lawyer, banker, and HDB or condo MCST as applicable
• Resolution of last-mile issues like defects, fixtures, and handover

A capable buyer's agent delivers shortlisting against your criteria, viewing logistics, comparable transaction data, valuation guidance, and OTP negotiation. The value compounds for first-time buyers who do not know what they do not know.

Red Flags to Watch For

1. Verbal commission agreements. Always sign the CEA-prescribed engagement form (Estate Agent Agreement) before any work begins
2. Commission paid before completion. Commission becomes due on completion, not on OTP. Pay only on completion or per the signed agreement
3. Dual representation conflicts. If one agent represents both buyer and seller, ensure full written disclosure and consent. CEA rules require this
4. Agents pushing one specific new launch. They are paid by the developer. Ask about three to five comparable projects and compare
5. Offers to "rebate" part of the commission. Direct cash rebates between agent and buyer outside the contract can breach CEA rules. Any rebate should be disclosed and contractual

The right way to think about agent fees is as a fixed cost of transacting Singapore property. The 1% and 2% norms exist because they balance agent effort against transaction value. Negotiate with eyes open, prefer experienced agents, and treat the commission as the price of expertise, not just access.