Explore the financial realities faced by property agents in Singapore, including their commission structures, high expenses, and the unpredictability of their income.
Singapore, Singapore Aug 16, 2026 ALN: As a child, Mervyn Ong would follow his property agent parents to house viewings and help them distribute flyers in letterboxes. This early exposure to the real estate industry stirred in him a passion for the profession, which he later spent years trying to enter. Real estate has long been a significant sector in Singapore, contributing to the economy and shaping the urban landscape of the city-state. The profession of property agent, in particular, has evolved over the years, reflecting changes in market dynamics, consumer behavior, and regulatory frameworks.
It took the 38-year-old nine attempts over 15 years to eventually pass the Real Estate Salesperson (RES) examination to become a registered property agent in 2023. The RES examination is known for its rigor, testing candidates on various aspects of real estate laws, practices, and ethics. The challenging nature of the exam underscores the importance of competency in a field where agents are entrusted with significant financial transactions and the well-being of their clients.
“I don’t like to be deskbound. I have wanted to be a real estate agent since young, but the exams were very hard to pass... I am not someone who is study-smart, but I was determined,” said Ong, who even hired a tutor to help him prepare for the examinations. This determination reflects a broader trend among aspiring property agents who often invest considerable time and resources into their preparation. The competitive nature of the industry means that only those who are truly committed to the profession tend to succeed.
“It took me 15 years, but I don’t feel ‘paiseh’ (about it),” added Ong, using the Hokkien term for embarrassment. His journey highlights the patience and resilience required to break into the real estate sector. For many, the path to becoming a property agent is not straightforward, with numerous hurdles along the way, including the need for continuous professional development and adaptation to market changes.
Ong loves his job as he finds it meaningful to help people find their ideal homes, at the same time “earn a good income.” The emotional satisfaction derived from assisting clients in one of the most significant decisions of their lives is a powerful motivator for many agents. It is this personal connection that often sets successful agents apart from their peers, as they build trust and rapport with their clients.
In his first year, Ong earned a gross commission of about $80,000. By his third year in 2025, his take-home income rose to just over $200,000. These figures illustrate the potential for high earnings within the profession, particularly for those who are willing to put in the effort and establish a strong client base. However, it is essential to note that such earnings are not guaranteed and can vary significantly among agents depending on their experience, market conditions, and individual performance.
But that income came with substantial costs. His agency took a 10 percent cut of his commissions, while he spent close to $20,000 on property portal advertising alone in 2025, on top of expenses for videos and market reports. These operational costs can quickly add up, significantly affecting an agent's net income. The need for effective marketing and visibility in a crowded market often compels agents to invest heavily in advertising and promotional activities.
Whether or not these figures are representative of property agents’ income may be known after the Council for Estate Agencies (CEA) starts collecting agents’ commission data monthly, starting from 2027. This initiative is part of an industry review aimed at raising professional standards and improving transparency within the sector. By gathering and publishing aggregated commission data, the CEA hopes to provide valuable insights for prospective agents, helping them make informed decisions about entering the profession.
The statutory board may publish aggregated figures to help prospective agents make their decision about joining the industry. This move comes amid calls for greater transparency in the real estate sector, where income disparities can be significant and often hidden from public view. By shedding light on the earnings landscape, the CEA aims to foster a more informed and competitive environment.
Property agents in Singapore earn widely varying commissions, which can be unpredictable and delayed. Agents sometimes wait months for commission payments, and many experience periods with no income. This income volatility can be particularly challenging for new agents who may not have an established client base or financial cushion. As a result, many agents must adopt a proactive approach to securing listings and closing deals.
They also face high upfront costs like advertising and marketing, often spending tens of thousands of dollars, which significantly reduce their net income. The competitive nature of the industry necessitates that agents invest in their branding and marketing strategies to stand out from the competition. This financial pressure can be daunting, particularly for those just starting in the industry.
The journey of becoming a successful property agent in Singapore is fraught with challenges, from rigorous examinations to high operational costs. However, for many like Ong, the rewards of helping clients find their homes and the potential for a lucrative income make it a worthwhile endeavor. As the industry continues to evolve, the role of property agents will likely remain crucial in navigating the complexities of the real estate market, making their experiences and insights invaluable for both clients and the broader economy.
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