Singapore – Finding Property to Buy

Who are the main estate agents operating in Singapore, and how do buyers typically use them?

Singapore’s property agency landscape is dominated by a small number of large national firms, each running extensive networks of registered salespersons numbering in the hundreds or thousands. The most prominent names — ERA Realty, PropNex, Huttons, OrangeTee & Tie, and Knight Frank Singapore — collectively handle a considerable share of all private residential transactions. Several international brands, including CBRE and Savills Singapore, concentrate primarily on commercial real estate and high-value residential property. All firms operate under the same national licensing framework regardless of their size or specialisation.

• ERA Realty Network — one of Singapore’s largest agencies, with an extensive network of salespersons covering HDB, private residential, and commercial property. Website: era.com.sg
• PropNex Realty — frequently cited as one of the largest agencies by agent headcount, covering all property types. Website: propnex.com
• Huttons Asia — active across new launches and resale private properties, with teams experienced in serving international clients. Website: huttons.com.sg
• OrangeTee & Tie — a well-established agency covering residential and commercial sales and lettings. Website: orangetee.com
• Knight Frank Singapore — an international firm strong in prime and luxury residential property, often used by high-net-worth and international buyers. Website: knightfrank.com.sg
• Savills Singapore — another international brand active in residential and commercial segments. Website: savills.com.sg

In Singapore, agents are expected to act for one side of a transaction only — either representing the seller or the buyer, but not both at once. Agents are prohibited from collecting commission from both the buyer and the seller in the same transaction, which is designed to prevent conflicts of interest. This stands in contrast to some other markets where dual agency — one agent representing both parties — is either loosely controlled or accepted as standard practice.

Foreign buyers can be assisted by any of the major agencies, and most have salespersons with direct experience handling international clients. It is worth asking potential agents about their specific history with foreign-buyer transactions, given that the ownership restrictions and tax implications are considerably more involved than those for Singapore residents. The prominence of individual agencies changes over time, so always verify current details through local sources and the CEA Public Register.

Do estate agents in Singapore need qualifications or a licence to operate?

Every property agent in Singapore must hold valid registration with the Council for Estate Agencies (CEA) through a licensed property agency. Each registered agent is assigned a unique CEA registration number, and practising estate agency work without that registration is a criminal offence. This rigorous national framework has been in operation since 2011.

The Council for Estate Agencies (CEA) was established on 22 October 2010 as a statutory board of the Ministry of National Development to regulate and develop the real estate agency industry in Singapore. The duties, business activities and conduct of property agencies and agents are governed by the Estate Agents Act and Regulations, which include the Code of Practice, Code of Ethics and Professional Client Care and the Professional Service Manual.

To qualify as a registered real estate salesperson (RES), candidates must pass the RES examination, which assesses understanding of property legislation, regulations, and market practices. Agency firms themselves must hold a separate licence and are required to appoint a Key Executive Officer (KEO). The KEO must possess a pass in the Real Estate Agency (REA) examination in the two years before the licence application, and must have at least three years’ experience in estate agency work.

A central pillar of the CEA’s approach to industry development is its mandatory Continuing Professional Development (CPD) requirement. The CPD Scheme requires property agents to upgrade themselves and keep abreast of the latest changes in policies and procedures relating to real estate transactions.

This structure is notably more demanding than markets where voluntary self-regulation is the norm. Unlike in the UK, where estate agents face no legal obligation to hold a specific licence (though many voluntarily affiliate with bodies such as The Property Ombudsman or RICS), Singapore requires all agents to maintain active CEA registration before they may legally practise. The system bears some resemblance to the US model of mandatory state-issued licences, but Singapore uses a single national regulator rather than operating a patchwork of state-by-state requirements.

The CEA assesses and investigates complaints of breaches or infringements of its laws and regulations through a complaint management process. For contractual disputes, consumers can make use of the Dispute Resolution Scheme if they have signed a prescribed estate agency agreement with a property agent. You can verify any agent’s registration at the CEA Public Register. Always confirm current regulatory requirements directly with the CEA, as rules can and do change.

How much do estate agents charge in Singapore, and who pays the fees?

There are no legally mandated commission rates for property agents in Singapore — all fees are negotiable. That said, the market follows broadly recognised norms. Sellers generally pay around 2% of the sale price for HDB resale flats, and between 2% and 4% for non-landed private properties such as condominiums. For landed properties, commission may exceed 2% given the additional complexity typically involved in such transactions.

The question of who pays the buyer’s agent has evolved noticeably in recent years. The old assumption that buyers automatically paid nothing has shifted, and in 2025, buyer’s agents typically collect 0.5% to 1% directly from the buyers they represent. This change supports a cleaner separation of interests and reflects broader global trends toward each agent being remunerated by the party they serve.

In November 2023, 16 major property agencies representing 88% of Singapore’s agents adopted a best practice guide for co-broking commissions. This guide encourages agents to collect fees directly from their own clients, promoting greater transparency and professionalism in the industry. Agents are prohibited from collecting commission from both the buyer and the seller in the same transaction.

It is important for both buyers and sellers to discuss and clearly agree on commission terms before signing any agreement, ideally documented in the CEA Prescribed Estate Agency Agreement. Commissions are open to negotiation, and some hybrid or technology-driven agencies now advertise reduced rates, as low as 1% plus GST for sellers, while continuing to provide full professional service. Where an agency is GST-registered, GST (currently 9% as of 2025) will be applied to the commission — verify the current GST rate with the agency or IRAS directly. All figures quoted here are indicative; confirm prevailing rates with any agent you engage.

Where else can buyers find properties for sale in Singapore, apart from estate agents?

Beyond traditional agency services, Singapore offers a broad array of channels through which to find property — many of them well-suited to international buyers conducting research from overseas. The following are the most practical and widely used:

Dedicated property listing portals

• PropertyGuru (propertyguru.com.sg) — Singapore’s largest property portal, with extensive listings for private condominiums, HDB flats, landed houses, and commercial property. It includes filter tools for foreign buyer eligibility, price maps, and market transaction data, making it especially useful for remote research.
• 99.co (99.co) — a strong competitor to PropertyGuru, with a clean interface and detailed market data, including sold transaction histories and agent reviews.
• SRX Property (srx.com.sg) — operated in partnership with industry groups, SRX provides real-time transaction data and estimated market valuations (X-Value), making it a valuable research tool even for buyers who ultimately transact through an agent.
• EdgeProp Singapore (edgeprop.sg) — combines property listings with market news, analysis, and transaction data, and is widely read by both buyers and property investors.

Government and official data sources

The Urban Redevelopment Authority (URA) maintains a publicly accessible database of private property transaction caveats at ura.gov.sg. This is an authoritative resource for checking recent sale prices and gauging conditions in specific districts — information that buyers in many other countries cannot access freely online. For public housing (HDB), resale transaction records are available through the HDB Resale Portal at hdb.gov.sg.

Developer direct-sale programmes and new launches

Many overseas buyers purchase directly from developers during new launch events, where unit prices are set by the developer and appointed agents market the project. In these arrangements, agent commissions are paid by the developer rather than the buyer. New launch listings appear prominently on PropertyGuru and 99.co, as well as on individual developer websites. Agencies such as Huttons and PropNex regularly organise preview events for newly released condominium developments.

Auction houses

Property auctions in Singapore are conducted by specialist auction houses such as JLL Singapore (jll.com.sg) and CBRE Singapore (cbre.com.sg). Mortgagee sales — where banks dispose of foreclosed properties — and judicial sales also feature at auction. Auctions can yield competitive prices, but buyers should obtain legal advice before placing a bid, as purchases made at auction are generally unconditional.

Expat-focused communities and forums

The Expat Living Singapore website (expatliving.sg) and community forums such as the Singapore Expats forum (singaporeexpats.com) carry property listings and discussions aimed specifically at the international community. These platforms can be valuable for finding word-of-mouth recommendations for agents who regularly work with foreign buyers, as well as for connecting with people who have recently completed a purchase in Singapore.

Print and digital media

The Straits Times and Business Times publish property supplements and market commentary. EdgeProp produces a print edition alongside its digital platform. While print advertising plays a less central role in the search process than it once did, these publications offer useful market context and developer announcements that can supplement online research.

Is using a buyer’s agent common practice when purchasing property in Singapore?

In Singapore, the idea of a dedicated buyer’s agent — someone whose sole obligation is to the purchaser — is increasingly recognised, though the market operates somewhat differently from countries such as Australia or the United States where buyer’s agency is a well-established and clearly defined profession.

In practice, most buyers in Singapore engage a CEA-registered property agent to help them identify suitable properties, conduct negotiations, and navigate the completion process. Under the industry’s best practice guide, agents are strongly encouraged to collect their fees from the party they represent — meaning the seller’s agent is paid by the seller and the buyer’s agent is paid by the buyer. This structure creates a clearer alignment of interests on both sides of a transaction.

There is no separate legal category or specialist accreditation for a “buyer’s agent” that is distinct from a general CEA-registered real estate salesperson. Any CEA-registered agent can — and regularly does — act exclusively on behalf of a buyer. In 2025, buyer’s agents typically charge 0.5% to 1% directly to the buyer, a development that reinforces the expectation of unbiased representation. Fees are negotiable and vary according to the agent and the nature of the transaction — always confirm the current fee arrangement directly with any agent you are considering.

For overseas buyers in particular, appointing a dedicated agent acting solely on the buyer’s behalf — and one with a demonstrated track record in international transactions — is strongly advisable. Singapore’s foreign ownership restrictions, its stamp duty structure, and its conveyancing process (including the Option to Purchase mechanism) involve enough complexity that professional guidance represents money well spent. The CEA’s Public Register lets you review an agent’s recent transaction history, including which party they represented in each deal, enabling you to evaluate their experience with buyer-side work before making a commitment.

Are there organisations in Singapore that support or represent foreign property buyers?

No single government body or advocacy organisation is devoted exclusively to the interests of foreign property buyers in Singapore. However, several official institutions and professional bodies offer meaningful protections and practical resources:

• Council for Estate Agencies (CEA)
  The principal regulator for property agents in Singapore. The CEA provides consumer guides, operates a dispute resolution scheme for buyers who have signed a prescribed estate agency agreement, and maintains an online register for verifying agent credentials. It should be the first port of call for any complaint about an agent’s conduct.
  Website: cea.gov.sg
  For contractual disputes, consumers can make use of the Dispute Resolution Scheme if they have signed a prescribed estate agency agreement with a property agent.
• Singapore Land Authority (SLA)
  The SLA administers the Residential Property Act and processes applications from foreigners seeking to purchase restricted categories of property, including landed housing outside Sentosa Cove. Any foreign buyer wishing to acquire landed property must apply to the SLA for approval.
  Website: sla.gov.sg
• Law Society of Singapore
  The professional body representing Singapore’s legal practitioners. For buyers needing to identify a qualified conveyancing solicitor — which is strongly recommended for any property purchase — the Law Society’s website lists accredited legal professionals.
  Website: lawsociety.org.sg
• Inland Revenue Authority of Singapore (IRAS)
  IRAS administers all stamp duties, including the standard Buyer’s Stamp Duty (BSD) and the Additional Buyer’s Stamp Duty (ABSD). Its website includes calculators and comprehensive guidance on rates, exemptions, and FTA remissions — essential reading for any overseas buyer before committing to a purchase.
  Website: iras.gov.sg
• Consumers Association of Singapore (CASE)
  A non-profit consumer protection organisation that handles disputes and complaints across multiple industries, including property-related matters. While not property-specific, CASE can serve as a useful escalation route when other channels have been exhausted.
  Website: case.org.sg

There is no direct equivalent here to, for example, Spain’s dedicated foreign investor offices or France’s notarial system with its built-in consumer protection functions. In Singapore, the combination of CEA regulation, the convention of engaging qualified legal representation for conveyancing, and active IRAS oversight collectively provides the protective framework within which buyers of all nationalities operate.

What other steps or considerations should foreign buyers be aware of when searching for property in Singapore?

Foreign ownership restrictions

As a foreigner in Singapore, you may freely purchase private condominiums and commercial properties, but purchasing HDB flats or landed property is generally not permitted without special authorisation. HDB flats are typically available only to Singapore citizens and Permanent Residents, though foreigners married to a Singaporean or PR may meet eligibility requirements for resale flats under certain conditions. Landed property within Sentosa Cove is accessible to foreign buyers but requires prior approval from the Singapore Land Authority. The authoritative reference for these restrictions is maintained by the SLA at sla.gov.sg.

Stamp duties — a major cost for foreign buyers

In Singapore’s real estate landscape, the Additional Buyer’s Stamp Duty (ABSD) is a supplementary tax levied on top of the standard Buyer’s Stamp Duty (BSD). Foreign buyers are required to pay an ABSD of 60% on property purchases, making the total acquisition cost substantially higher compared to what Singaporeans or Permanent Residents would pay. As of 2025, these rates were last revised on 27 April 2023 as part of the government’s property market cooling measures and remain in force. Always consult the IRAS website for the most up-to-date figures before proceeding with any purchase, as these rates are subject to change.

Under the respective Free Trade Agreements, nationals or permanent residents of Iceland, Liechtenstein, Norway or Switzerland — and certain other nationalities — may be accorded the same stamp duty treatment as Singapore Citizens for their first property purchase. Check the IRAS FTA remission page for the full and current list of qualifying nationalities.

The Option to Purchase (OTP) process

Once buyer and seller have agreed on a purchase price, the buyer pays a 1% option fee to receive the Option to Purchase (OTP). This document grants the buyer exclusive rights to proceed with the purchase within a defined window, commonly 14 days. The OTP is a legally significant milestone in Singapore’s conveyancing process, carrying more formal weight than the informal offer-and-acceptance stage used in some other property markets. Buyers must appoint a Singapore-qualified conveyancing solicitor to handle the legal completion. Unlike civil law systems such as those operating in France or Spain — where a notary fulfils a protective role — Singapore uses qualified conveyancing lawyers to serve an equivalent function.

The role of lawyers and legal costs

While instructing a conveyancing lawyer is not a strict legal requirement, it is standard practice and strongly recommended for all buyers — particularly those purchasing from abroad. Conveyancing fees in Singapore typically fall in the range of S$2,500 to S$3,500 or more for a standard private residential transaction, depending on complexity. The Law Society of Singapore’s website provides current guidance on fee expectations.

All transactions are in Singapore Dollars

Every property transaction in Singapore is conducted in Singapore Dollars (SGD). You will need to plan the foreign exchange conversion carefully to ensure timely payments for the deposit, stamp duties, and the final purchase price. Factor exchange rate movements and conversion costs into your overall budget from the outset.

Financing and loan limits

Foreign buyers are subject to lower loan-to-value (LTV) limits when borrowing to finance a property purchase and may need approval from relevant authorities for certain types of real estate. Before making any offer, apply for an In-Principle Approval (IPA) from a Singapore bank to determine the level of financing available to you. Both local Singapore banks and several international lenders offer mortgage products to foreign buyers for private residential property, though terms and conditions vary between institutions.

Language

English is Singapore’s language of government, law, and commerce, meaning that contracts, title deeds, and official correspondence are all produced in English as a matter of course. Multilingual agents are widely available for buyers who prefer to communicate in Mandarin, Malay, Tamil, or another language. This is a distinct advantage compared with many other Asian property markets where translating key legal documents into a buyer’s language can represent a significant additional hurdle.

Land registration

Title in Singapore is registered with the Singapore Land Authority, which maintains the national land register. Official information on land titles, registered ownership, and encumbrances can be accessed through sla.gov.sg. Title searches are carried out routinely by conveyancing lawyers as part of the purchase process, providing assurance that the property is free of defects or claims before completion.

Frequently asked questions

Can I search for and buy property in Singapore entirely from abroad, without visiting in person?

A substantial part of the search process can be completed remotely using portals such as PropertyGuru and 99.co, and many agents are able to arrange virtual viewings. That said, the majority of buyers make at least one visit to Singapore before committing to a purchase, as physical inspection and on-the-ground due diligence remain important. Legal documents such as the Option to Purchase can be signed remotely with appropriate arrangements in place, but you should discuss the logistics with your conveyancing lawyer before relying on this approach.

Do I need a Singapore bank account before I can buy property?

A Singapore bank account is not a prerequisite for making an offer or signing the Option to Purchase. However, holding a local account makes the payment of stamp duties, legal fees, and ultimately the purchase price considerably more straightforward, since all of these must be settled in SGD. Opening a bank account in Singapore as a non-resident is possible, but the requirements vary between institutions — it is worth looking into this early in your planning rather than leaving it until the final stages of a transaction.

What happens if the seller withdraws after I have paid the option fee?

In Singapore, the seller provides the Option to Purchase upon receipt of your 1% option fee. Should the seller then fail to honour the transaction after you have formally exercised the OTP, you may have legal recourse through the courts. Your conveyancing lawyer can advise on available remedies, which may include an action for specific performance or a claim for losses incurred. This is one of the principal reasons why engaging a solicitor from the very beginning of the process is so strongly recommended.

Are HDB public housing flats available to foreign buyers?

Foreigners are generally not permitted to buy HDB flats in Singapore. A foreigner married to a Singaporean or Permanent Resident may be eligible to purchase a resale HDB flat under certain conditions, but restrictions apply to the type of flat that can be purchased, and eligibility criteria covering age and family circumstances must be satisfied. For most overseas buyers, the search is therefore focused on private condominiums and other private residential properties.

How do I verify that a property agent is properly licensed in Singapore?

Before instructing any property agent, visit the CEA Public Register to confirm their registration status and review the residential transactions they have been involved in over the past two years, along with which party they represented in each case. Registration can also be checked by entering the agent’s phone number into the CEA Public Register at cea.gov.sg.

Is the 60% Additional Buyer’s Stamp Duty (ABSD) negotiable or avoidable?

The ABSD is a government-imposed tax and cannot be negotiated with sellers or agents. For the majority of foreign buyers, it cannot be avoided. Under Singapore’s Free Trade Agreements, nationals or permanent residents of Iceland, Liechtenstein, Norway or Switzerland — and nationals of the United States under the US-Singapore FTA — may be entitled to remission allowing them to be treated as Singapore Citizens for stamp duty purposes on their first property purchase. Consult the IRAS website for the complete and current list of qualifying nationalities.

Can I use a foreign mortgage or overseas financing to buy property in Singapore?

There is no legal bar on using overseas funds to purchase property in Singapore, and many buyers draw on savings or financing arranged in their home country. Buyers who wish to borrow from a Singapore bank should be aware that lower loan-to-value limits apply to foreign purchasers, meaning the proportion of the purchase price that can be financed is typically smaller than for resident buyers. Securing an In-Principle Approval from a Singapore bank early in your search will give you a clear picture of your borrowing capacity before you begin making offers.

What are the main risks for foreign buyers in Singapore’s property market?

The most significant financial risk is underestimating the full cost of acquisition — particularly the 60% ABSD. On a S$2 million property, a foreign buyer’s total outlay including all taxes and fees will be in the region of S$3.2 million. Additional risks include engaging an unregistered agent (which can be avoided by checking the CEA register), inadvertently attempting to purchase a restricted property type such as an HDB flat or landed property without the necessary approval, and failing to allow sufficient time for thorough legal due diligence. Engaging a CEA-registered agent with a clear track record in foreign-buyer transactions, alongside a Singapore-qualified conveyancing lawyer, goes a long way towards mitigating all of these risks.