The one rule that answers almost everything
In Singapore, you pay an agent only if that agent works for you. The seller pays the listing agent. A buyer pays a buyer's agent only if they engaged one. If you never engaged an agent, you owe no commission, full stop. CEA rules also prohibit an agent from representing both sides of the same deal or collecting commission from both parties.
All the percentages in this guide are market norms, not regulations. CEA does not set commission rates, and every rate is negotiable. For the full rate breakdown by property type, see our commission rates guide.
Who Pays What, Scenario by Scenario
You buy with your own buyer's agent
Who pays
You pay your agent
Typical amount
Typically 1% of purchase price
You engage the agent, you pay them. In private resale the buyer's agent is often paid out of a co-broke split from the seller's agent instead, so always ask your agent up front who is paying them and how much.
You buy directly from the seller's agent
Who pays
You pay nothing
Typical amount
S$0
The seller pays their own agent. You owe that agent nothing. Remember though: they represent the seller's interests, not yours.
You buy a new launch from a developer
Who pays
Developer pays
Typical amount
S$0 for you (developer pays 2% to 5%)
The developer pays the marketing agents. Buyers do not pay any agent fee at a new launch, which is one reason agents market launches so actively.
You sell your property
Who pays
You pay your listing agent
Typical amount
1% HDB, 1% to 2% private
Deducted from your sale proceeds at completion. Market norms, not regulation: CEA sets no rates and every rate is negotiable.
You rent (tenant side)
Who pays
Depends on rent level and who you engage
Typical amount
0 to 1 month's rent
Deal direct with the landlord's agent and you usually pay nothing. Engage your own agent and market practice is 0.5 to 1 month's rent, though on higher rents the two agents often co-broke and split the landlord-side fee instead.
Co-Broking: How Two Agents Split One Deal
When the buyer and seller each have an agent, the two agents co-broke: they coordinate the viewing, the negotiation, and the paperwork between the two sides. Who pays whom depends on the segment:
- HDB resale: the cleanest split. Each party typically pays their own agent about 1%. The seller's agent and buyer's agent are paid separately by their own clients.
- Private resale: the seller typically pays 1% to 2%. The buyer's agent is often paid out of that seller-side commission via a co-broke split, in which case the buyer pays nothing directly. Some buyer's agents charge the buyer 1% instead. Ask which model applies before you view anything.
- New launch: the developer pays every agent involved. There is no buyer-side fee to split.
The important protection: an agent must tell you who is paying them. If a buyer's agent is being paid from the seller side, you are entitled to know, because it shapes their incentives on price.
Buying Without Your Own Agent
Many buyers simply contact the agent named on the listing. That is completely fine, and it costs you nothing: the seller pays that agent, and CEA's ban on dual representation means the agent cannot charge you as well.
What you give up is representation. The listing agent's duty is to get the best outcome for the seller. They can hand you forms and arrange viewings, but they will not tell you the flat is overpriced. If you go this route, do your own price homework: check recent transactions for the block or project, and be ready to negotiate for yourself.
If you would rather have someone on your side, engage a buyer's agent and agree the fee in writing before viewings start. You can shortlist agents by their real transaction record in the area you are buying into.
Worked Examples
Illustrative examples at round price points (these are examples, not quotes; rates are negotiable and GST applies only if the agency is GST-registered):
| Example scenario | Price | Buyer pays | Seller pays |
|---|---|---|---|
| HDB resale, both sides have agents (1% each) | S$600,000 | S$6,000 | S$6,000 |
| HDB resale, buyer deals direct with seller's agent | S$600,000 | S$0 | S$6,000 |
| Condo resale, buyer's agent paid via co-broke split (seller at 2%) | S$1,500,000 | S$0 | S$30,000 |
| New launch condo (developer pays agents) | S$1,800,000 | S$0 | n/a (developer pays) |
Want your exact numbers? Run them through the free commission calculator, which handles sale and rental scenarios plus GST.
Frequently Asked Questions
Do buyers pay agent fees in Singapore?
Only if they engage their own agent. If you engage a buyer's agent to represent you, you typically pay them 1% of the purchase price, although in private resale the buyer's agent is often paid through a co-broke split of the seller's agent's commission instead. If you deal directly with the seller's agent, you pay no commission at all. For new launches the developer pays, so buyers pay nothing.
Who pays the agent when buying a new launch condo?
The developer. Developers typically pay marketing agents 2% to 5% of the purchase price, and the buyer pays no agent fee. This is why agents actively market new launches. The commission is built into the developer's marketing budget, not added to your bill.
Can one agent represent both the buyer and the seller?
No. CEA rules prohibit dual representation: an agent cannot act for both parties in the same transaction or collect commission from both sides. If you contact a seller's agent directly, they remain the seller's agent. They can facilitate your purchase, but they owe their duty to the seller.
Is it cheaper to buy without my own agent?
You avoid the buyer-agent fee (typically 1% in HDB practice), so your direct costs are lower. But the seller's agent negotiates for the seller, so you give up representation. Whether that trade is worth roughly 1% depends on how well you know the market, the paperwork, and your own negotiation comfort.
Does the commission come out of the sale price?
The seller's commission is deducted from the sale proceeds at completion, so the seller receives the price minus their agent's fee. A buyer who engaged their own agent pays that agent separately. Commission does not change the negotiated price itself; it changes what each side nets after the deal.
Who pays the agent for HDB resale vs private property?
The same principle applies to both: each side pays their own agent. In HDB resale, both sides commonly engage and pay their own agent at around 1% each. In private resale, the seller typically pays 1% to 2% and a buyer's agent is often paid via a co-broke split from the seller's agent, so many private buyers pay nothing directly. All of these are market norms, not regulated rates.