How to be a Real Estate Agent in Singapore in 2025 (Step-by-Step Guide)

Are you thinking about a career as a real estate agent in Singapore? With the Singapore property market always booming, more and more people in Singapore are inspired to get their property license to be a RES agents.

As a property agent with over a decade of experience, I get to enjoy a flexible work-life balance and coach multiple new agents to become successful district directors.

It can be a rewarding path, but getting there takes time. From understanding the role to getting your license, this guide will walk you through everything you need to know to get started in the real estate business.

Step 1: Check your Eligibility to be a Real Estate Agents

So, you want to be a real estate agent in Singapore after all that prep talk? Great!

Becoming a real estate agent in Singapore is a structured process governed by the Council for Estate Agencies (CEA). Before you embark on this rewarding career, you must first ensure that you meet the necessary eligibility requirements. Here’s what you need to qualify:

1) Citizenship or Permanent Residency Status

To qualify as a real estate agent, you must be:

A Singapore Citizen, or
A Singapore Permanent Resident (SPR) for at least 10 years.

What if I am an SPR for less than 10 years? If you have been an SPR for less than 10 years, you will need to provide additional documentation, such as:

A Certificate of No Criminal Conviction (CNCC) from the Singapore Police Force.
Proof of residence in Singapore for at least 10 years.

Foreigners aspiring to enter the industry Foreigners who wish to become real estate agents must first undergo an eligibility assessment. Their sponsoring estate agency must submit a request to the CEA, along with supporting documents such as a valid work pass or employment contract, for evaluation.

2) Minimum Age Requirement

You must be at least 21 years old to register as a property agent. If you are younger, take this time to build relevant experience, network within the industry, and prepare for your future career in real estate.

3) Educational Qualifications

To be eligible, you must have at least four (4) GCE ‘O’ Level passes or an equivalent qualification.

What if I do not meet this educational requirement? If you do not have four ‘O’ Level passes, you may qualify by taking the Workplace Literacy and Numeracy (WPLN) assessment, where you need to achieve a minimum Level 5 in the following five components:

Reading
Listening
Speaking
Writing
Numeracy

The WPLN assessment is conducted by the British Council, and you can register for it online.

Alternatively, individuals with overseas qualifications or private diplomas must submit their academic certificates to an Approved Course Provider (ACP) for verification before enrolling in the Real Estate Salesperson (RES) course.

Why is this important? Having the necessary academic qualifications ensures that all agents have the fundamental literacy and numeracy skills needed to perform their role professionally. Additionally, passing the RES examination requires strong comprehension skills, making this a crucial prerequisite.

4) Meeting the CEA Fit and Proper Criteria

Beyond academic and residency requirements, you must also satisfy the fit and proper criteria set by CEA. This assessment ensures that all real estate agents uphold integrity and professionalism in the industry. Some key disqualifying factors include:

Any previous or ongoing criminal record related to fraud, dishonesty, or other serious offences.
Any history of unethical business practices or breaches of financial trust.
Any disciplinary actions taken against you in professional capacities.

It is advisable to review the full set of criteria on the CEA website to confirm your eligibility.

Step 2: Attend the Real Estate Salesperson (RES) Course

Since the pandemic, RES course providers are now offering flexible learning options to suit different schedules. Whether you need evening classes(either working for your full-time job or stay-at-home mom), weekend-only sessions, or accelerated courses, there are options available to fit your needs.

If you're looking to become a real estate agent in Singapore but aren’t sure where to enrol in a RES course, this guide can help.

Here are some recommended RES course providers in various regions of Singapore:

Central Area – Hastor Property Services, Real Centre Network, BenchMark RealPro, Institute of Estate Agents (IEA)
Western Area – Pioneer Training & Consultancy, Real Centre Network
Eastern Area – Real Centre Network, Singapore Estate Agents Association (SEAA)

Choosing the right training provider is a crucial first step toward becoming a licensed real estate agent. Be sure to consider factors such as course structure, trainer experience, and scheduling flexibility.

1) Benchmark Realpro Pte Ltd

Website: www.benchmarkrealpro.com Email: benchmarkrealpro@gmail.com Phone: 6733 5860 / 6735 5861 Address: 151 Chin Swee Road #03-31 Manhattan House, Singapore 169876

Benchmark Realpro is a trusted RES training provider known for its structured and comprehensive courses. They focus on equipping aspiring real estate agents with industry knowledge and practical skills through experienced trainers.

2) Hastor Property Services Pte Ltd

Website: www.hastor.com.sg Email: training@hastor.sg Phone: 6252 2802 Address: Blk 190 Lor 6 Toa Payoh #02-514, Singapore 310190

Hastor Property Services provides flexible learning schedules, catering to working professionals with weekend and evening classes. Their expert trainers ensure students grasp the fundamentals of real estate transactions and regulations.

3) Institute of Estate Agents (IEA)

Website: www.iea.sg Email: courses@iea.sg Phone: 6323 1770 Address: 480 Lor 6 Toa Payoh #07-091 HDB Hub East Wing, Singapore 310480

IEA is one of Singapore’s leading real estate industry bodies, offering well-recognized RES courses. Their programs provide in-depth insights into market trends, legal frameworks, and best practices to help students build a solid foundation.

4) Life Mastery Academy Pte Ltd (LMA)

Website: www.lma.com.sg Email: RES@lifemasteryacademy.com Phone: 6255 6091 / 6255 6083 Address: Blk 190 Lor 6 Toa Payoh #02-510, Singapore 310190

Life Mastery Academy offers structured and interactive training programs, emphasizing hands-on learning. Their RES course prepares students for real-world real estate challenges, ensuring they are well-equipped to pass the exam and thrive in the industry.

5) Pioneer Training & Consultancy Pte Ltd

Website: www.pioneertraining.org Email: pioneertc@gmail.com Phone: 6462 6093 / 9424 3483 Address: Blk 134 Jurong Gateway Road #03-309P, Singapore 600134

Pioneer Training & Consultancy is well-regarded for its engaging and practical teaching methods. Their courses are designed to help students grasp key concepts easily and confidently clear the RES examination.

6) Real Centre Network Pte Ltd (RCN)

Website: www.realcentrenetwork.com Email: info@realcentrenetwork.com Phone: 6511 3009 Address: 490 Lor 6 Toa Payoh #09-16 HDB Hub Biz 3, Singapore 310490

Real Centre Network provides comprehensive real estate training with a focus on up-to-date industry practices. Their structured RES courses prepare students with essential knowledge and exam strategies to succeed in the real estate profession.

7) Realty International Associates Pte Ltd (RIA)

Website: www.riaschool.com.sg Email: admin@riaschool.com.sg Phone: 6339 6000 Address: 490 Lor 6 Toa Payoh #03-13 HDB Hub Biz 3, Singapore 310490

Realty International Associates specializes in high-quality real estate training, offering expert-led RES courses. They provide a balanced approach between theory and practical insights to prepare students for a successful real estate career.

8) Singapore Estate Agents Association (SEAA)

Website: www.seaa.org.sg Email: edu@seaa.org.sg Phone: 6702 1602 Address: 60 Paya Lebar Road #13-23 Paya Lebar Square, Singapore 409051

SEAA is Singapore’s largest estate agents association, offering top-tier RES courses backed by industry professionals. Their training programs provide a strong foundation in real estate laws, regulations, and market insights, ensuring students are well-prepared for the industry.

Upon completing the property agent course and maintaining a minimum attendance of 75%, you will receive a Certificate of RES Course Completion.

Please note that this certificate is valid for only two years. You must attempt the RES examination within this period.

If you do not pass the exam within the two-year timeframe (hopefully not!), you will need to retake and complete the RES course before reattempting the exam.

How to Study for the RES Exam

To study for the RES exam in Singapore, start by thoroughly reviewing the Council for Estate Agencies (CEA) syllabus and study materials. Focus on key topics such as real estate law, regulations, and industry practices.

Create a study schedule, break down complex topics into manageable sections, and use past exam questions to test your understanding. Joining a RES preparatory course can provide structured learning and expert guidance. Finally, stay updated on industry trends and practice ethical scenarios to enhance your real-world application of knowledge.

RES Exam Preparation & Revision Classes

Preparing for the RES exam can be challenging, but revision classes can significantly improve your chances of passing. If you’re looking for highly effective RES revision classes, we have expert trainers who can guide you through the key topics and exam techniques.

📩 Contact us to join our RES revision classes today!

Step 3: Take the Real Estate Salesperson (RES) Examination

The Real Estate Salesperson (RES) Examination is a mandatory entry-level test for anyone aspiring to become a licensed real estate agent in Singapore. This exam assesses your understanding of industry regulations, property transactions, and legal frameworks essential for a real estate career.

RES Exam Dates 2025

The RES examination is conducted three times a year, typically in March, June, and October. It is essential to plan your preparation accordingly and register early, as slots are limited.

RES Exam Syllabus

The RES examination consists of two papers, each designed to evaluate different aspects of real estate knowledge. The current RES exam syllabus was revised and took effect from 1 Jan 2017.

It consists of 4 competency units:

1) Real estate agency industry overview and basic land law concepts.

2) Dealings with interest in land.

3) Regulation of real estate agency industry and real estate marketing.

4) Property Transactions

You will not be tested on policy changes announced or implemented within one month before the RES exam.

Paper 1 & Paper 2 Format:

✅ Section A: 60 multiple-choice questions (60 marks)

✅ Section B: 20 multiple-choice questions based on 1 or 2 case studies (40 marks)

⏳ Duration: 2.5 hours per paper

Important: If you pass only one of the two papers, you can retake the failed paper within two years from the issuance date of your RES course completion certificate.

RES Exam Fees & NTUC Funding

💰 Exam Fees (Including GST): ✔ Full Exam (Both Papers): $512.30 ✔ Modular Re-sitting (One Paper): $283.40

🎓 NTUC Member Funding: If you are an NTUC member, you can receive up to 50% funding (capped at $250 per year) through the Union Training Assistance Programme (UTAP).

🔹 NTUC members aged 40 and above can enjoy an enhanced subsidy of up to $500 per year!

RES Examination Results Notification

Candidates who have taken the RES examination will receive an email from the designated examination administrator appointed by CEA, informing them of their results within 4 to 6 weeks after the exam.

🎉 Passed the exam? Congratulations! You can now proceed to the next step and apply for your real estate license.

If you didn’t pass on your first try? Don’t worry! Many successful real estate agents took the exam multiple times before passing. Stay motivated, review your weak areas, and retake the exam with confidence!

Request for Review of RES Examination Results

CEA has established strict procedures and verification processes to ensure the accuracy of RES examination results.

However, candidates who wish to request a review of their RES examination results may submit an appeal to CEA's appointed examination administrator using the official appeal form within 5 working days of the result release. A non-refundable fee of $87.20 (including GST) is required for each appeal, covering the cost of reviewing the answer script and rechecking the awarded marks. Please note that answer scripts will not be disclosed as part of the appeal process.

The appointed examination administrator will notify candidates of the appeal outcome approximately 14 working days after the appeal submission deadline. If a high volume of appeals is received, processing may take longer.

Validity of RES Examination Results

Candidates must pass the RES examination within two years from the date their RES course completion certificate is issued. Those who achieve a partial pass must complete the remaining paper(s) within this two-year period. Failure to do so will render the partial pass invalid, requiring candidates to retake the RES course before attempting the full examination again.

Upon passing the RES examination, candidates will receive an RES examination certificate. If they intend to become a registered real estate salesperson, they must submit their registration application through a licensed estate agent within two years from the month of their examination. If the application is not submitted within this timeframe, the examination results will no longer be valid for registration purposes.

For instance, if a candidate passes the RES examination in September 2023, the results will remain valid for salesperson registration until 30 September 2025. After this date, candidates must retake both the RES course and examination to qualify for registration in the real estate industry.

RES Examination Rules

The RES examination is conducted by NTUC LearningHub Pte Ltd (“LHUB”), the appointed examination administrator of CEA. Candidates can visit LHUB’s website for a comprehensive list of examination rules and regulations.

Below are key examination rules that candidates should be aware of:

The RES examination begins at 9:30 AM. Candidates must arrive on time. Those who report to the exam counter after the 15-minute grace period (9:45 AM) will not be permitted to take the examination, and no refund will be provided.
Candidates must bring a physical form of identification, such as their NRIC, passport, driving licence, or employment pass. Digital IDs are not accepted. Candidates who fail to present a valid physical ID will not be allowed to sit for the exam.
Mobile devices are strictly prohibited during the examination. All devices must be switched off (not on vibration or airplane mode) and placed in the designated area. Candidates found in possession of their mobile devices during the exam may face disqualification and/or be barred from future examinations.
Examination materials are CEA’s property and must be returned to the invigilator after the exam. Recording or copying examination questions in any form is strictly prohibited. Any candidate who records exam questions or removes exam papers from the hall will be disqualified immediately and reported to CEA, which reserves the right to bar them from future examinations.
CEA and LHUB have a zero-tolerance policy for cheating. Candidates who attempt to gain an unfair advantage—whether by violating exam rules or other means—may be barred from future examinations at CEA’s discretion.

RES Examination Deferment

Candidates who do not attend the examination will be marked as "Absent" and considered to have failed the exam.

CEA may approve deferment requests only under the following circumstances:

Hospitalization on the examination day
Passing of an immediate family member (spouse, child, parent, sibling, grandparent, or grandchild) within 14 days before the exam
National Service duties that coincide with the exam date

A non-refundable fee of $130.80 (including GST) applies for each deferment request. Candidates must submit their application along with supporting documents via LHUB’s online system within 5 working days after the examination. Approved deferments will be assigned to the next available examination, and no further deferments will be granted.

Step 4: Choosing The Right Real Estate Agency

Selecting the right real estate agency is a big step in your career. It's not just about finding a place to hang your license; it's about finding a supportive environment where you can grow and thrive. The agency you choose can significantly impact your success, so take your time and do your research.

Singapore has several well-regarded real estate agencies. Some of the names you'll hear often include Huttons Group, OrangeTee & Tie, PropNex, and ERA.

These agencies have a strong market presence and offer different benefits to their agents. It's worth checking out each one to see which aligns best with your goals.

Consider things like their market share, brand recognition, and the types of properties they specialize in. You can discover experienced real estate agents at these agencies to learn more.

Factors To Consider

When choosing an agency, several factors come into play. Commission structures are important, but don't focus solely on the highest split. Consider the following:

Training and mentorship programs: Are there structured programs to help new agents? What kind of ongoing support is available?
Marketing and technology: Does the agency provide tools and resources to help you market properties and manage clients?
Company culture: Do you feel comfortable with the people and the overall atmosphere of the agency?
Location and office space: Is the office conveniently located? Is it a professional and welcoming environment?

It's a good idea to talk to agents at different agencies to get their perspectives. Ask about their experiences, what they like, and what they don't like. This can give you a realistic view of what it's like to work there.

Agency Support And Training

Agency support and training are crucial, especially when you're starting out.

A good agency will offer comprehensive training programs to help you develop your skills and knowledge. This might include courses on sales techniques, negotiation strategies, and legal compliance.

Look for agencies that provide ongoing support, such as mentorship programs, regular team meetings, and access to experienced agents who can offer guidance. Good mentorship is invaluable in this industry.

Step 5: Building A Successful Career As A Real Estate Agent

So, you've got your license and you're ready to make some serious money, right? Well, hold on a sec. Building a successful career as a real estate agent in Singapore takes more than just knowing the rules and regulations. It's about building relationships, marketing yourself effectively, and staying on top of your game.

Networking Strategies

Networking is super important. It's not just about handing out business cards at industry events (though that helps). It's about building genuine connections with people who can help you grow your business.

Think about joining local business groups, attending community events, and even just striking up conversations with people you meet in your daily life. You never know where your next client might come from!

Attend industry conferences and seminars.
Join real estate networking groups.
Connect with other professionals (lawyers, mortgage brokers, etc.).

Marketing Yourself

In today's world, you need to be your own brand. That means having a strong online presence, knowing how to use social media to your advantage, and creating marketing materials that stand out from the crowd.

Think about what makes you different from every other agent out there and highlight that in your marketing efforts. Are you a neighborhood expert? Do you specialize in a certain type of property? Make sure people know!

Client Relationship Management

This is where the rubber meets the road. It's not enough to just find clients; you need to keep them happy. That means providing excellent service, being responsive to their needs, and going the extra mile to make sure they have a positive experience. Remember, happy clients are more likely to refer you to their friends and family, which is the best kind of marketing you can get.

Treat every client like they're your only client. Respond quickly to inquiries, be honest and transparent, and always put their needs first. Building trust is key to long-term success in this business.

Step 6: Challenges Faced By Real Estate Agents & How to Resolve Them

Being a real estate agent isn't always easy. It comes with its own set of hurdles that you need to be ready for. It's not all open houses and closing deals; there's a lot more going on behind the scenes.

Market Competition

The Singapore real estate market is competitive. You're up against a lot of other agents, all trying to get the same clients and properties. Standing out requires effort and a solid strategy. It's not enough to just list properties; you need to show why clients should choose you over everyone else. This means constantly improving your skills and finding new ways to attract clients.

Economic Factors

The economy plays a big role in real estate. When the economy is down, people are less likely to buy or sell. Interest rates, government policies, and even global events can all affect the market. Agents need to stay informed about these economic factors and adjust their strategies accordingly. It can be tough when things are uncertain, but being adaptable is key.

Work-Life Balance

Real estate can be demanding. Clients expect you to be available at all hours, and you might find yourself working weekends and evenings. It's easy to get burned out if you don't set boundaries. Finding a good work-life balance is important for your well-being and your career.

It's important to remember that taking time for yourself isn't a luxury; it's a necessity. Schedule breaks, set realistic goals, and don't be afraid to say no. Your mental and physical health are just as important as closing deals.

Here are some ways to improve work-life balance:

Set specific work hours and stick to them.
Delegate tasks when possible.
Take regular breaks throughout the day.
Schedule time for hobbies and relaxation.

Step 7: Staying Updated In The Real Estate Market

Industry Trends

Keeping up with what's happening in the real estate world is super important. It's not enough to just get your license and call it a day. You need to know what's new, what's changing, and what people are looking for. This means paying attention to things like new property developments, changes in interest rates, and shifts in buyer preferences.

For example, are condos becoming more popular than houses? Is there a new hot neighborhood that everyone wants to move to? Knowing these things can help you advise your clients better and close more deals.

Technology Impact

Technology is changing everything, and real estate is no exception. From online property portals to virtual tours, there are so many new tools that agents can use to make their jobs easier and more effective. It's important to embrace these technologies and learn how to use them well. If you're still relying on old-fashioned methods, you're going to fall behind.

Think about things like:

Using social media to market properties
Employing CRM software to manage client relationships
Utilizing data analytics to identify market trends

Regulatory Changes

The rules and regulations governing the real estate market are always changing. It's your responsibility to stay informed about these changes and make sure you're complying with them. This could include things like new laws about property taxes, changes to licensing requirements, or updates to fair housing regulations.

Ignoring these changes can lead to serious consequences, including fines, suspension of your license, or even legal action. So, make sure you're staying up-to-date on all the latest regulatory developments.

Step 8: Teamwork Makes the Dream Work!

Becoming a real estate agent in Singapore isn’t just about getting a license and calling it a day. It takes effort, networking, and a willingness to learn. You’ve got to find the right agency that fits your style and goals.

Don’t skip the mentorship part either; having someone experienced to guide you can make a big difference. Once you’re set up, stay on top of market trends and keep building your connections. It’s a journey, and while it can be tough at times, the rewards can be pretty great. So, if you’re ready to dive in, go for it! Your real estate career awaits.

Frequently Asked Questions

What does a real estate agent do in Singapore?

A real estate agent helps people buy, sell, or rent properties. They guide clients through the whole process and provide advice on prices and conditions.

What qualifications do I need to become a real estate agent?

How long does it take to get a real estate license?

What are the best real estate agencies to join in Singapore?

Some of the top real estate agencies in Singapore include Propnex, ERA, and Huttons. It's good to research and see which one fits your needs. If you are looking for a supportive 1-to-1 property group, Amy Lim Group is an up-and-coming division.