🏠 Property · Buying & Selling Process · Sub-Silo 5 · Tool #5

Real Estate Agent Commission Calculator Singapore 2026
Private Sale, HDB Resale, Rental & New Launch — Commission, GST, Co-Broke Split & Net Proceeds

Calculate the exact agent commission costs for your Singapore property transaction — whether you are selling a private condo, buying an HDB resale flat, renting out a property, or purchasing a new launch. In Singapore, real estate commissions are fully negotiable (no CEA-mandated rate) and vary by transaction type. This calculator computes the seller’s agent commission, buyer’s agent commission, 9% GST on fees, and the co-broke split where the seller’s agent shares their commission with the buyer’s agent. It also shows the net proceeds from your sale after all commission costs.

✓ Sale / Purchase / Rental ✓ Co-Broke Split ✓ GST 9% on Commission ✓ Negotiation Benchmarks ✓ Net Proceeds After Commission
Private Sale~2% (Seller)
HDB Resale2% + 1%
New LaunchDeveloper Pays
Rental1 Month’s Rent
NegotiableNo CEA Cap
📈 Commission Inputs
Transaction Type
Property Price
S$
Commission Rates
% / mo

% for sale; months’ rent for rental

% / mo

In a co-broke arrangement, the seller’s agent splits their commission 50/50 with the buyer’s agent. The buyer pays nothing. Common for private property where seller pays 2% and buyer agent gets 1% co-broke.

📈 Commission Result
📈

Select transaction type, enter property price or rental amount, set commission rates, and choose co-broke arrangement to see the full commission breakdown.

Commission vs Net Proceeds

Singapore Real Estate Agent Commission 2026 — Rates, Who Pays & CEA Regulations

Singapore real estate agent commissions are not regulated by a fixed rate. The CEA (Council for Estate Agencies) licenses agents and enforces conduct standards but does not mandate commission rates. This means every commission is fully negotiable. Market norms exist — 2% for private property sale (seller pays), 1%–2% for HDB resale — but these are conventions, not rules. GST at 9% is charged by the agent’s agency on top of the commission amount.

Singapore Agent Commission Norms by Transaction Type

TransactionWho PaysTypical RateGST
Private property saleSeller1.5%–2% of price+9% on commission
HDB resale (seller)Seller1%–2% of price+9% on commission
HDB resale (buyer)Buyer0%–1% of price+9% on commission
New launch (developer)Developer2%–5% (buyer pays S$0)Developer absorbs
Rental (1-year)Landlord1 month’s rent+9% on commission
Rental (2-year)Landlord0.5–1 month’s rent+9% on commission
Rental (tenant agent)Tenant0–0.5 month’s rent+9% on commission

Co-Broke: How Seller’s Agent Shares Commission with Buyer’s Agent

ScenarioSeller PaysBuyer PaysAgent A KeepsAgent B Gets
Standard co-broke (private)2%S$01%1% (co-broke)
HDB separate representation2%1%2% (seller’s)1% (buyer pays)
Low commission negotiated1.5%S$00.75%0.75% (co-broke)
No buyer agent (FSBO-like)2%S$02% (full)—

How This Agent Commission Calculator Works

Step 1 — Select Transaction Type

Select your transaction (private property sale, HDB resale, purchase, or rental). The form adapts — rental shows monthly rent and lease duration instead of price. Benchmark commission rates are pre-filled based on Singapore market norms for the selected type.

Step 2 — Set Commission Rates and Co-Broke

Adjust the seller’s and buyer’s commission percentages (or months for rental). Toggle co-broke: when on, the seller’s agent shares 50% of their commission with the buyer’s agent, so the buyer pays nothing extra. When off, each party pays their own agent separately.

Step 3 — View Full Breakdown

The results show each party’s commission, 9% GST, co-broke split amounts, total commission cost, and net proceeds from the sale. The negotiation benchmark box shows how your rate compares to market norms and the saving vs paying the highest market rate.

3 Real Singapore Commission Examples — Private Condo, HDB Resale & Rental

S$1.8M Private Condo Sale

Seller agent (2%)S$36,000
GST (9%)S$3,240
Co-broke to buyer agentS$18,000
Buyer paysS$0
Seller total costS$39,240
Net to sellerS$1,760,760

S$750K HDB Resale (Both)

Seller agent (2%)S$15,000
Buyer agent (1%)S$7,500
GST total (9%)S$2,025
Total commissionS$24,525
Vs co-broke (2% seller)Save S$7,500
Net to sellerS$716,775

S$4,500/mo Rental (1-Year)

Landlord agent (1 month)S$4,500
GST (9%)S$405
Tenant agent (0.5 month)S$2,250
Tenant GST (9%)S$203
Total commissionS$7,358
As % of annual rent13.6%

3 Expert Commission Tips — Negotiate Hard, Understand Co-Broke & New Launch Is Free

1

Negotiate Below 2% — Especially for High-Value Properties

The 2% seller commission is a market norm, not a fixed rule. On a S$2M property, 2% = S$40,000. An agent who closes the deal in 4 weeks versus 12 weeks earns the same fee. Negotiate strategies: (1) offer 1.5% with a performance bonus — e.g., 1.5% base + 0.5% bonus if sold above your target price; (2) grant a time-limited exclusive — offer 3-month exclusive (rather than open listing) in exchange for 1.5%; (3) for properties above S$3M, 1%–1.5% is increasingly standard — the absolute S$ commission is still substantial. On a S$3M condo: 1.5% = S$45,000 vs 2% = S$60,000 — a S$15,000 negotiation saving.

2

New Launch: You Pay Zero Commission — The Developer Pays Everything

When you buy a new launch condo directly from the developer, you pay zero agent commission. The developer pays the selling agent 2%–5% of the purchase price (sometimes more for harder-to-sell projects). Whether you walk in alone or through an agent, you pay the same price — the commission is built into the developer’s pricing. Implication: there is no financial disadvantage to using an agent for a new launch — get professional guidance on the project, location, and floor selection at zero cost to you. Buying without an agent at a new launch gives you no discount — the developer simply retains the commission themselves.

3

Co-Broke vs Separate Representation — The Conflict of Interest Trade-Off

In a co-broke arrangement (seller pays seller’s agent who splits with buyer’s agent), the buyer pays nothing — convenient, but the buyer’s agent is technically paid by the seller’s agent (potential conflict of interest in negotiating price). In separate representation (buyer engages and pays their own agent 1%), the buyer’s agent has a clear fiduciary duty to the buyer alone. For high-value transactions or complex deals, separate representation is worth the 1% cost. For straightforward resale transactions, co-broke is efficient. If using a co-broke arrangement, ask the buyer’s agent upfront: “Are you being paid by the seller’s agent, and how will you handle price negotiations on my behalf?”

16 FAQs — Singapore Real Estate Agent Commission 2026, CEA Rules, GST & Negotiation

Is agent commission in Singapore regulated?+
The CEA (Council for Estate Agencies) does not regulate commission rates. Commission amounts are entirely negotiable between the agent and their client. However, the CEA regulates: (1) agent licensing and competency requirements; (2) conduct standards and ethical rules; (3) transaction documentation requirements; (4) key appointment holder requirements for agencies. Under CEA guidelines, agents must disclose who they represent (buyer or seller) and cannot receive undisclosed commission from both parties without consent. The IEA (Institute of Estate Agents) previously had recommended guidelines, but these are advisory only.
Who pays the agent commission in a private property sale?+
In a standard private property sale: the seller pays their agent approximately 2% of the sale price. If co-broke is arranged (the seller’s agent shares their commission with the buyer’s agent), the buyer pays nothing. If the buyer has their own agent on a separate engagement, the buyer may pay their agent 1%–2% separately (this is less common for private property in Singapore). In all cases, the commission structure should be agreed in writing before any marketing or viewing. For new launches, the developer pays all agent commissions — buyers pay zero.
What is the GST on agent commission in Singapore?+
Licensed real estate agencies in Singapore are GST-registered and charge 9% GST on their commission fees. GST is added on top of the agreed commission. Example: agreed commission S$36,000 + 9% GST S$3,240 = total S$39,240. The GST is remitted by the agency to IRAS. If you are a GST-registered entity purchasing commercial property for business use, you may be able to claim the GST on agent commission as input tax. For individual residential buyers and sellers, GST on commission cannot be reclaimed.
What is a co-broke arrangement?+
A co-broke arrangement is where the seller’s agent shares their commission with the buyer’s agent. Example: seller pays 2% to their agent. The seller’s agent then co-brokes with the buyer’s agent at 1%+1% (splitting equally). The buyer pays nothing. Co-broke is very common for private property sales in Singapore — most buyers buy without paying their own agent. The co-broke terms are typically agreed between the agents (not the principal parties) and may vary from the 50/50 split. Some seller agents offer 1% to buyer agents to attract more buyers to the listing.
Do I pay commission when buying a new launch?+
No. When buying a new launch from a developer, buyers pay zero agent commission. The developer pays the marketing agent (and co-broke agent) directly, typically 2%–5% of the sale price depending on the project’s marketing arrangement. The commission is built into the developer’s pricing — you pay the same price whether you go through an agent or visit the showflat alone. There is no financial benefit to going without an agent for new launches. An experienced agent can provide valuable advice on unit selection, floor, facing, and project analysis at no cost to you.
What is the commission for HDB resale transactions?+
HDB resale commissions (market norms): seller pays their agent: 1%–2% of resale price; buyer pays their agent: 0%–1% of resale price. Unlike private property, HDB resale transactions more often have separate representation (buyer and seller each pay their own agent), rather than co-broke. However, co-broke arrangements also exist. Some HDB resale buyers negotiate with their agent for a lower fee or a rebate. The CEA does not set HDB-specific commission rates. For HDB resale, total commission (seller + buyer) is typically 2%–3% of the resale price.
How is rental commission calculated in Singapore?+
Rental commission in Singapore is expressed as months’ rent (not %): 1-year lease: landlord typically pays 1 month’s gross rent to their agent. Tenant may pay 0.5 month to their agent, or the landlord’s agent may co-broke with tenant’s agent (splitting the 1 month 50/50). 2-year lease: landlord pays 0.5–1 month; tenant pays 0.5 month. Short-term (<12 months): higher commission, often 1.5–2 months. All rental commission is subject to 9% GST. Long leases (2+ years) attract lower commission because the agent earns more over the longer lease.
Can I negotiate the agent commission below 2%?+
Yes. Commission rates are fully negotiable. Strategies that work: (1) grant exclusivity — offer 3–6 month exclusive in return for a lower commission (1.5%–1.75%); (2) high-value property: on properties above S$2M, 1.5% is increasingly standard because the absolute amount is still significant; (3) established relationship: if you used the agent before (they bought/sold for you previously), ask for a loyalty rate; (4) multiple transactions: if doing simultaneous sale and purchase through the same agent, negotiate a bundled rate. Note: very low commission (<1%) may reduce agent motivation to market aggressively — find the balance between saving on commission and getting active representation.
What is an exclusive listing agreement?+
An exclusive listing agreement gives one agent the sole right to market your property for a specified period (typically 3–6 months). Benefits: the agent invests more in marketing (paid ads, staging, professional photos) knowing no other agent will collect the commission. Drawbacks: if you find your own buyer (someone who approaches you directly), you may still owe the agent commission under the exclusive agreement terms. Read the exclusivity agreement carefully before signing — check: (1) the exact commission rate; (2) the exclusivity period; (3) whether commission is due if you sell to a buyer you found yourself; (4) termination conditions.
What does an agent do for their commission?+
A seller’s agent typically provides: (1) professional property valuation; (2) marketing (paid digital advertising, social media, property portals — PropertyGuru, 99.co, EdgeProp, SRX); (3) professional photography and virtual tours; (4) staging consultation; (5) viewings management and vetting buyers; (6) offer negotiation; (7) OTP paperwork; (8) liaison with lawyers, CPF Board, and HDB; (9) coordination through to completion. A buyer’s agent provides: property search, shortlisting, viewings, negotiation on buyer’s behalf, financial assessment, and transaction coordination. For the commission paid, the agent handles the transaction complexity — especially valuable for first-time buyers and sellers.
What is a “Dual Key” commission arrangement?+
Not related to dual-key units — this informally refers to situations where one agent represents both buyer and seller in the same transaction (acting as both the listing agent and the buyer’s agent, collecting commission from both sides). This is technically allowed in Singapore if both parties consent and the agent makes full disclosure. However, it creates an obvious conflict of interest — the agent cannot simultaneously advocate for the seller (highest price) and buyer (lowest price). The CEA’s ethical guidelines require full disclosure and consent. Most experienced buyers and sellers prefer separate representation for significant transactions.
How does PropNex/ERA/Huttons commission structure work?+
Singapore’s major real estate agencies (PropNex, ERA, Huttons, OrangeTee, KEO) charge clients the agreed commission. Of this, the agency takes a split with the agent — typically 30%–50% to the agency, 50%–70% to the agent depending on the agent’s performance tier and experience level. Senior agents (“Division Director” or above) may retain 80%–90%. This internal split does not affect what you pay — you pay the agreed rate and the agency handles the internal division. GST is collected by the agency (not the agent personally) and remitted to IRAS. When comparing agents across agencies, commission rate matters more than which agency they belong to.
Is agent commission included in BSD/ABSD calculations?+
No. BSD and ABSD are computed on the transaction price (the amount the buyer pays for the property), not including agent commissions. Commissions are paid separately — they do not form part of the “consideration” for stamp duty purposes. This is straightforward for standard transactions. For new launches where the developer pays agent commission, the commission is priced into the developer’s costs but the buyer’s stamp duty is computed on the purchase price agreed in the OTP (which does not include a separate commission line).
What should I include in an agent appointment letter?+
Before engaging any property agent, sign a formal appointment letter (sometimes called Listing Agreement or Agency Agreement). Key terms to include: (1) the agreed commission rate (in % or absolute S$, including GST); (2) whether it is exclusive or open listing; (3) the exclusivity period (if exclusive); (4) co-broke terms (whether buyer agent is paid from your commission); (5) what marketing activities the agent will undertake; (6) the target sale price or rental; (7) termination clause (how you can end the engagement early); (8) agent’s CEA registration number. CEA requires agents to provide written confirmation of the appointment. Always ask for and keep a copy.
What is a referral fee and how does it differ from commission?+
A referral fee is paid by one agent to another for introducing a client — it is a private arrangement between agents. From your perspective as a client: referral fees do not increase what you pay (the commission is the same; the agent simply shares part of it with the referrer). However, you should be aware if your agent has a referral relationship that might influence their recommendation: (1) if an agent refers you to a specific property lawyer, mortgage banker, or other service provider, check if they receive a referral fee; (2) this is a conflict of interest that should be disclosed. CEA rules require disclosure of any referral or other financial interests that might affect the agent’s advice.
How much commission does a Singapore agent earn on a typical transaction?+
On a typical S$1.5M private condo sale at 2% commission (S$30,000): the agency takes 30%–50% (S$9,000–S$15,000) and the agent keeps S$15,000–S$21,000 (before CPF and income tax). Top-producing agents who close 2–3 such deals per month earn substantial incomes. However, agents also bear costs: PropNex/ERA membership fees (~S$1,000–S$2,000/yr), platform subscriptions, advertising, transport, and income tax. Transaction frequency varies enormously. Commission-based income is volatile — zero income months are common during slow market periods. This context helps explain why agents defend the 2% norm — the absolute S$ per transaction must sustain costs during slow periods.

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Legal Disclaimer & Editorial Transparency. Agent commissions in Singapore are fully negotiable — no CEA or IEA mandatory rates. GST at 9% applies on commission (agencies are GST-registered). Market norms: private sale 1.5%–2% (seller); HDB resale 1%–2% (seller), 0%–1% (buyer); new launch 0% (buyer, developer pays). Rental: 1 month’s rent (1-yr lease, landlord); 0.5 month (tenant). Co-broke: seller agent splits commission with buyer agent — no additional buyer cost. CEA registration is mandatory for all Singapore property agents (check ceaonline.sg). All figures indicative — agree commission in writing before engagement. Not financial or legal advice. Operated by MAFHH INTERNATIONAL LTD.