How Much Do Property Agents in Singapore Earn: Here’s A Detailed Breakdown

Ever wondered how much a property agent in Singapore makes? You’ve probably heard stories of agents earning six-figure commissions overnight—but is that the reality for most? Or is the industry full of hidden struggles that no one talks about?

As of January 1, 2025, there were 36,058 property agents in Singapore, marking a record high since the Council for Estate Agencies (CEA) was established in 2010. This is an increase from the 35,251 agents registered at the start of 2024. 

If you're thinking about becoming a real estate agent, it's crucial to understand the reality behind the glamour. With over a decade of experience in the industry, I've witnessed firsthand the highs and lows—especially during times when market hype distorts expectations(hype of 2020 pandemic lockdown) and clouds the truth. That’s why it’s more important than ever to cut through the noise. 

In this article, we’ll uncover the real numbers, the hidden challenges, and most importantly, the proven strategies to help you succeed and maximize your income in one of the most competitive industries out there.

How Do Property Agents in Singapore Earn?

Unlike salaried jobs, property agents earn purely on commission. 

This means no sales = no income. 

Sounds attractive, right? 

But before you quit your job to become a full-time agent, here’s what you need to know.

What’s the Average Salary of a Property Agent in Singapore?

According to Glassdoor and Indeed, the average income of a real estate is between $4,552 & $5,000 However, this figure is misleading because earnings vary drastically depending on experience, market conditions, and effort.

Here’s a rough estimate based on experience levels:

• New Agents (0-2 years): S$30,000 - S$60,000 annually

• Mid-Level Agents (3-5 years): S$80,000 - S$150,000 annually

• Top Performers (5+ years): S$200,000 - S$500,000+ annually

I'm now in my fifth year as a real estate agent, and what a journey it’s been. I started out part-time, gradually learning the ropes of marketing, sales, and deal-closing. It wasn’t easy, but through sheer hard work and a deep understanding of the right investment strategies for my clients, I was able to drive rapid business growth.

The Hard Truths About Being a Property Agent

Before you get too excited, here are some realities you must be prepared for:

1️⃣ No Base Salary, No Safety Net

Unlike traditional jobs with a fixed monthly paycheck, being a real estate agent in Singapore means you work purely on commission. There’s no basic salary, no CPF contribution from an employer, and no guaranteed income at the end of the month. This is one of the biggest risks new agents face. Can you handle months with zero income, especially when you're just starting out? Many new agents burn out within the first year because they underestimate how long it can take to close their first deal. This career demands mental resilience, strict financial discipline, and long-term vision.

However, the reward on the other side can be significant. A single successful transaction — especially in the private or luxury market — can bring in commissions equivalent to several months of a salaried job. Unlike most 9-to-5 jobs, your income potential is uncapped. The more effort, knowledge, and strategy you put in, the higher your earning potential.

2️⃣ High Competition

Singapore has over 36,000 registered property agents. Whether you're focusing on HDB, private condos, commercial units, or new launches, chances are you're not the only agent trying to secure the same listing or win over the same client.

Standing out in such a crowded space requires more than just knowledge of the market. You need strong personal branding, effective online and offline marketing strategies, and a clear value proposition. Simply relying on word-of-mouth or property portals isn’t enough anymore.

Those who succeed often invest in:

• Digital marketing (e.g., social media, video tours, SEO)

• Content creation to build trust and authority

• Networking events to expand client referrals

• CRM systems to manage and nurture leads

The reward, though, is that if you position yourself well and consistently deliver value, you can carve out a niche and become the go-to agent in your chosen segment. In a competitive industry, branding and client relationships are your greatest assets.

3️⃣ Upfront Costs

Becoming a property agent in Singapore isn't just about passing the RES exam — it's also about being ready to invest in yourself and your business right from the start. Before you even close your first deal, you’ll likely spend anywhere from S$2,000 to S$5,000 (or more) on essential expenses.

These include:

• Real Estate Salesperson (RES) Course & Exam Fees Before you can get licensed, you must attend a CEA-approved course and pass the exam. This alone can cost up to S$1,000–S$1,500.

• Licensing & Registration Fees After passing, you’ll need to register with an agency and pay for your license and professional indemnity insurance.

• Marketing Materials This includes name cards, listing photos, property videos, flyers, social media ads, and online property portals. Without proper marketing, it’s difficult to generate leads — and leads are your lifeline.

• Training & Coaching While optional, many successful agents invest in additional sales training, branding courses, or mentorship programs to shorten their learning curve.

• Transportation & Daily Expenses Meeting clients, attending viewings, and networking all add up in terms of time and travel costs — especially when you're working across the island.

While the initial costs may seem steep, they are an investment into your future business. The reward is that once you’ve built up your brand and client base, you’ll have the potential to earn multiples of what you invested — with greater control over your time, income, and career growth.

4️⃣ Unpredictable Income

One of the biggest challenges in real estate is the fluctuation of income. Some months, you might close multiple deals and earn S$20,000 to S$30,000 or more in commissions. Other months, you could walk away with absolutely nothing or spend time waiting for commission to come in — despite working long hours chasing leads, attending viewings, and following up with clients.

This kind of financial uncertainty can be highly stressful, especially if you have fixed monthly commitments like a mortgage, car loan, or family expenses. If you're not disciplined in managing your money, it’s easy to overspend during good months and struggle during dry spells.

To survive and thrive in this business, financial planning is non-negotiable. Successful agents often:

• Set aside a portion of their earnings during good months into a rainy-day fund

• Use budgeting tools or hire an accountant to track income and expenses

• Avoid lifestyle inflation even when income spikes

• Diversify their income streams — through rental properties, side businesses, or passive investments

The reward, however, is that few careers offer the kind of earning potential and flexibility that real estate does. Once you understand how to ride the ups and downs, you’ll learn to work smarter, not just harder, and build a more stable, sustainable income over time.

5️⃣ Long Hours & Weekend Work

If you're looking for a typical 9-to-5 job, real estate probably isn’t for you. In this industry, your schedule is dictated by your clients’ availability, not your own. Most clients are only free after work hours or on weekends — which means you’ll often be working evenings, public holidays, and Saturdays and Sundays.

Expect to:

• Attend property viewings late at night

• Rush to handle urgent paperwork or last-minute changes

• Take calls during dinner or family time

• Be constantly on the move, juggling multiple appointments in a day

While the flexibility of being your own boss sounds attractive, the truth is that real estate is a full-time commitment, especially in your first few years. Many new agents are surprised at how much hustle, sacrifice, and time it really takes to build momentum.

That said, the reward is well worth it if you stay the course. The effort you put in directly impacts your success. Once you’ve built a strong client base and reputation, you may enjoy more control over your schedule, the ability to pick your clients, and the satisfaction of seeing your hard work translate into meaningful results — both financially and professionally.

How to Succeed as a Property Agent in Singapore

If you’re serious about launching a successful real estate career, here’s how you can maximize your potential:

✅ Join a Strong Team – At Amy Lim Group, we provide structured mentorship, hands-on training, and strategic marketing support to help you close deals with confidence.

✅ Master Digital Marketing – Agents who leverage social media, digital ads, and tech platforms consistently attract more leads and convert more sales.

✅ Build Your Network – Top agents invest time in building relationships with clients, developers, and fellow professionals to grow their influence and pipeline.

✅ Stay Resilient and Committed – Real success takes time. If you remain persistent, results will follow—and they can be life-changing.

Join Amy Lim Group & Kickstart Your Real Estate Career!

Considering a future in real estate?

Amy Lim Group is actively expanding and looking for driven individuals to join our team. Here’s what you’ll gain:

• Personalized mentorship from experienced, high-performing agents

• Proven lead generation and marketing strategies

• Structured training to help you start strong and stay consistent

• A collaborative team environment that supports your growth every step of the way

Ready to explore a fulfilling real estate career? Reach out to us at Amy Lim Group today and let’s discuss how you can achieve your goals in this exciting industry.

Disclaimer: Individual results may vary depending on effort, experience, and market conditions. This content is intended for informational purposes only.