The key thing to know
There is no legally fixed property agent commission rate in Singapore. The Council for Estate Agencies (CEA) does not set rates. The percentages below are market norms that have been stable for years, but they are always negotiable between agent and client. Always agree on the rate in writing before signing an agency agreement.
One thing worth knowing before you pick on price alone: most agents rarely sell. Our study of 1.34 million CEA transactions found that 59% of registered agents recorded no sale in the 12 months to June 2026, and the median agent who does sell closes about one home a year. Who you hire matters far more than shaving 0.25% off the rate, and you can check any agent's real record for free before you sign anything.
Commission Rates by Property Type
HDB Resale
Seller
1% of sale price
Buyer
1% of purchase price
The most standardized segment. Both sides typically pay 1% to their respective agents. On a S$600,000 HDB resale, that is S$6,000 per side.
Private Resale (Condo)
Seller
1% to 2% of sale price
Buyer
1% of purchase price
Seller commission is higher because private property marketing tends to be more involved. Buyer agents typically receive 1%, sometimes shared from the seller's agent commission via co-broking.
Private Resale (Landed)
Seller
1% to 2% of sale price
Buyer
1% of purchase price
Landed properties often involve more complex negotiations and longer transaction timelines. Commission rates are similar to condo resale.
New Launch (Developer Sale)
Seller
Paid by developer (2% to 5%)
Buyer
Typically no fee
For new developments, the developer pays the agent commission. Buyers usually do not pay any agent fee. This is why many agents actively market new launches.
Rental
Landlord
0.5 to 1 month's rent
Tenant
0.5 to 1 month's rent
For leases of 2 years, landlords typically pay 1 month's rent and tenants pay 0.5 to 1 month's rent. For 1-year leases, both parties typically pay 0.5 month's rent.
How Much Will You Actually Pay?
Because commission is a percentage of the price, the dollar amount scales with your property. Here is what a seller typically pays at current market rates, before GST:
| Property | Sale price | Typical rate | Seller commission |
|---|---|---|---|
| HDB flat | S$500,000 | 1% | S$5,000 |
| HDB flat | S$700,000 | 1% | S$7,000 |
| Condo | S$1,200,000 | 1.5% | S$18,000 |
| Landed | S$2,500,000 | 1.5% | S$37,500 |
Rental agent fee:for a residential lease, the landlord typically pays 1 month's rent on a 2-year lease (0.5 month on a 1-year lease), and the tenant may pay 0.5 to 1 month. On a S$3,500 per month flat, that is about S$3,500 for the landlord on a 2-year lease. If the agency is GST-registered, add 9% GST on top of any commission.
Or run your exact numbers right here:
Free for sellers. Each invited agent quotes their commission, so you compare real numbers.
Rates shown are Singapore market norms, not fixed by law. The Council for Estate Agencies states commission is negotiable. Always agree the rate in writing before signing an agency agreement. See the full commission guide.
Prefer real quotes over estimates? Get a free shortlist of agents who each quote their own commission so you compare actual figures side by side. You can also open the calculator as its own tool or embed it on your site.
What Is Included in the Commission?
The commission covers the agent's services throughout the transaction. What exactly is included varies by agent and agency, but the standard services are:
- Market analysis and pricing advice based on recent comparable transactions
- Marketing including portal listings on PropertyGuru, 99.co, and similar platforms
- Photography (basic photography is usually included; professional or 3D virtual tours may cost extra with some agents)
- Coordinating viewings with prospective buyers or tenants
- Negotiation on price and terms
- Paperwork including the Option to Purchase, resale application (for HDB), and coordination with lawyers
Some agents offer premium packages with drone photography, staging advice, or video walkthroughs. If these are important to you, ask what is included at the quoted commission rate before signing.
Buyer vs Seller Commission
In Singapore, buyer and seller each pay their own agent. This is different from some markets (like the US) where the seller historically pays both sides.
As a seller: You pay your listing agent, typically 1% for HDB or 1-2% for private property. This is deducted from the sale proceeds.
As a buyer:If you engage your own agent to represent you, you pay them directly (typically 1%). If you choose not to engage an agent and deal with the seller's agent directly, you do not pay any commission. However, keep in mind that the seller's agent represents the seller's interests, not yours.
Co-broking: When both buyer and seller have agents, the two agents co-broke the deal. Each agent is paid by their respective client. The agents coordinate the transaction between them.
How Much Is a Rental Agent Fee in Singapore?
A rental agent fee in Singapore is charged in months of rent, not as a percentage. The landlord typically pays 1 month's rent on a 2-year lease and 0.5 month's rent on a 1-year lease. A tenant who engages their own agent typically pays 0.5 to 1 month's rent. As with sales, none of this is fixed by regulation. It is market practice, and it is negotiable.
| Monthly rent | Lease term | Landlord typically pays | With 9% GST |
|---|---|---|---|
| S$3,000 | 1 year | S$1,500 (0.5 month) | S$1,635 |
| S$3,000 | 2 years | S$3,000 (1 month) | S$3,270 |
| S$3,500 | 2 years | S$3,500 (1 month) | S$3,815 |
| S$5,000 | 1 year | S$2,500 (0.5 month) | S$2,725 |
| S$5,000 | 2 years | S$5,000 (1 month) | S$5,450 |
One straightforward way to read the term difference: a 2-year lease is worth roughly twice as much rental income, and the fee scales with it. On the tenant side, if you deal directly with the landlord's agent you would not normally owe that agent a fee, but confirm it in writing before you view, and understand that the landlord's agent represents the landlord's interests, not yours.
Rentals are also where a track record can mislead you. Across the 1,388,678 transactions on record, 58% of all recorded agent activity is rentals, so a big transaction count does not mean someone regularly sells homes. You can check any agent's sale-versus-rental split for free before you appoint them.
What Is the 99.co Agent Fee? (And Why It Is Not Your Commission)
Two different costs get mixed up here. The commission is what you pay your own agent when a deal completes, the 1% to 2% covered above. The portal fee is separate: it is what agents themselves pay listing portals like PropertyGuru and 99.co to advertise and to push their listings up the results.
So a search for the "99.co agent fee" or "PropertyGuru agent fee" is really about the agent's advertising cost, not a fee you pay. PropertyGuru's agent packages run roughly S$1,949 to S$34,322 per year. Those fees do not come out of your commission directly, but they do shape which agents you see first, because paying more buys higher placement.
That pay-for-placement model is exactly why we rank agents on their actual CEA transaction records instead. FairComparisons is free for sellers and takes no cut of any sale. If you are an agent weighing portal spend, see our portal pricing breakdown.
Negotiating Commission
Commission is negotiable, but approach negotiation thoughtfully:
- Understand the trade-off. A lower commission may mean less marketing spend or lower priority for your listing. An agent who earns S$3,000 instead of S$6,000 has less incentive to invest in premium photography or portal upgrades.
- Negotiate on scope, not just rate. Instead of asking for 0.5% instead of 1%, ask what additional services they can include at 1% (professional photography, 3D tour, premium listing).
- Consider the property value. On a S$2 million condo, 1% is S$20,000, which leaves more room for negotiation than 1% on a S$400,000 HDB flat (S$4,000).
- Get it in writing. Whatever rate you agree on, ensure it is documented in the agency agreement, along with what services are included.
Frequently Asked Questions
Is there a standard property agent commission rate in Singapore?
There is no legally fixed commission rate in Singapore. The rates mentioned (1% for HDB, 1-2% for private) are market norms, not regulations. The Council for Estate Agencies (CEA) explicitly states that commission rates are negotiable between the agent and client. Always agree on the rate in writing before signing any agency agreement.
Do I pay agent commission if I am the buyer?
If you engage your own buyer's agent, you pay them directly, typically 1% of the purchase price. If you do not engage an agent and deal directly with the seller's agent, you do not pay any commission. For new launches, buyers typically do not pay any commission as the developer covers the agent's fee.
When is commission paid?
Commission is payable upon successful completion of the transaction. For property sales, this means after the sale is completed and keys are handed over. For HDB resale, commission is typically deducted from the sale proceeds on completion day. You should not pay commission upfront or before the deal is finalized.
Can I negotiate the agent commission rate?
Yes. Commission rates are always negotiable. However, understand that a lower commission may affect the agent's motivation to market your property aggressively or prioritize your listing. Instead of negotiating purely on rate, consider negotiating on what services are included (professional photography, 3D tours, premium portal listings) at the standard rate.
What happens if I have both a buyer's agent and seller's agent?
Each party pays their own agent. The seller pays their agent (typically 1-2% for private, 1% for HDB) and the buyer pays their agent (typically 1%). The two agents co-broke the deal, meaning they coordinate the transaction between both parties. The commissions are separate and do not affect the sale price.
Is GST charged on agent commission?
It depends on whether the agent's agency is GST-registered. Larger agencies are typically GST-registered, meaning 9% GST is added on top of the commission. A 1% commission on a S$600,000 flat would be S$6,000 + S$540 GST = S$6,540 total. Check with your agent whether GST applies.
How much is a rental agent fee in Singapore?
A rental agent fee is charged in months of rent, not as a percentage. The landlord typically pays 1 month's rent on a 2-year lease and 0.5 month's rent on a 1-year lease. A tenant who engages their own agent typically pays 0.5 to 1 month's rent. On a S$3,500 per month flat with a 2-year lease that is about S$3,500 for the landlord, plus 9% GST if the agency is GST-registered. None of it is fixed by regulation and all of it is negotiable.
How much does a real estate agent cost in Singapore?
For a seller, roughly S$5,000 on a S$500,000 HDB resale at the 1% norm, or about S$18,000 on a S$1.2 million condo at 1.5%, before 9% GST. A buyer who engages their own agent typically pays about 1%. A new launch buyer usually pays nothing because the developer pays the agent. Real estate agent, property agent and salesperson all describe the same regulated role in Singapore, and CEA does not set or cap what any of them charge.
Are there property agents in Singapore who charge less than the standard commission?
Yes, because there is no standard to undercut. CEA does not set or cap commission, so the 1% and 1% to 2% figures are market norms rather than rules, and some agents will quote below them. Weigh it against the record rather than the rate alone: 59% of registered agents recorded no sale in the 12 months to June 2026, so a lower rate from someone who rarely sells can cost more than it saves. Check the agent's transaction record first, then negotiate.
What is the 99.co or PropertyGuru agent fee?
That is the fee agents pay the listing portals to advertise and boost their listings, not a fee you pay. PropertyGuru's agent packages run roughly S$1,949 to S$34,322 per year. It is separate from the commission you pay your own agent (1% for HDB, 1 to 2% for private). Portal fees do not reduce your commission, but they do influence which agents appear first, since higher spend buys higher placement.