Agent Commission for Rentals in Singapore is generally negotiable, but most tenants and landlords still follow market “norms” such as around half a month to one month’s rent, depending on lease length, rent level, and which side the agent represents.[1][5] Understanding exactly who pays what – and when – is critical so you do not overpay or walk into disputes later.
This FAQ-style cluster guide zooms into agent commission rental practices in Singapore and supports Homejourney’s broader Tenancy Rights pillar guide, where we cover all rental costs, legal protections, and dispute options in depth.[4] Here, we focus specifically on tenant agent fee, landlord agent fee, and practical steps to stay safe when engaging a property agent.
What is the typical agent commission for rentals in Singapore?
There is no fixed or legally mandated property agent commission in Singapore – all commission is negotiable between you and the agent, and should be captured clearly in the Estate Agency Agreement.[5] However, some market norms are widely used:
- Landlord agent fee (whole-unit rental): commonly around 0.5 month’s rent for a 1‑year lease and 1 month’s rent for a 2‑year lease, paid by the landlord.[1][3][5]
- Rental agent fee for tenants: for lower-rent units, tenants may pay about 0.5 month per year of lease, especially when they have their own tenant’s agent.[3][5]
- For higher-rent units (historically above S$3,500–4,000), tenants often pay little or no commission, as the landlord’s agent commission is sometimes shared between agents instead.[1][3]
On the ground, when I view typical two-bedroom condos in city-fringe areas like Queenstown or Redhill in the S$4,000–S$5,000 range, agents commonly quote one month’s rent for a two‑year lease, divided between landlord’s and tenant’s agents depending on the arrangement.[1][5] In older HDB towns like Ang Mo Kio or Toa Payoh, where rents can be S$2,500–S$3,200 for a 4‑room flat, it is more common for tenants to pay their agent at least half a month’s rent.
Recent SEAA guidelines: What changed for tenant commission?
From July 2024, the Singapore Estate Agents Association (SEAA) issued a Best Practice Guideline recommending that each party pays the commission to the agent who represents them.[2] This is not law, but it is shaping how tenant agent fees are discussed:
- Landlord’s agent should collect from the landlord.
- Tenant’s agent should collect from the tenant.
- For properties under about S$6,000/month, tenants should be prepared that their agent may expect a commission of around one month’s rent for a two‑year lease or half a month for a one‑year lease.[2]
In practice, when I speak with agents handling units around S$3,000–S$4,000 in heartland MRT‑adjacent HDBs (e.g. Punggol, Sengkang, Jurong West), many now explain upfront, “If I represent you only, my fee is half a month if we sign a one‑year lease.” Homejourney encourages this kind of clear disclosure so users know exactly what they are paying for.
Who pays agent commission – landlord or tenant?
Because property agent commission is contractual, you must look at the specific arrangement, not just “what’s usual”. In Singapore, common patterns are:
- Landlord-only agent: Landlord pays agreed commission (e.g. 0.5–1 month), tenant may not pay any agent fee if they came direct.
- Both sides represented: Each party pays their own agent under SEAA best practice, but sometimes the landlord’s commission is still shared via co-broking if both agents agree.[2][5]
- Tenant-only agent: Tenant pays the commission to the tenant’s agent (commonly 0.5–1 month), while the landlord may pay nothing if no landlord’s agent is involved.[5]
For example, a Tiong Bahru walk-up unit at S$3,800/month where the landlord engages an agent and you engage your own might see each of you paying about half a month’s rent in fees. In contrast, if you find a landlord’s listing directly on Homejourney’s rental search Property Search and deal only with that one landlord’s agent, you may not have to pay a separate tenant commission at all – but you also have to remember that agent does not represent you exclusively.
What does the agent commission cover?
You are paying for professional services, not just “opening doors”. A fair rental agent fee should cover:
- Market research and pricing advice (e.g. recent condo rents from URA’s rental index).Business Times Property
- Sourcing and screening suitable tenants or units (including checking HDB eligibility for HDB flats).
- Arranging and accompanying viewings, often around your work hours or on weekends.
- Negotiating rent, diplomatic clauses, repairs, and inclusions like aircon servicing or furniture.
- Drafting and explaining the Tenancy Agreement terms, including inventory list and early termination conditions.
- Coordinating handover, key collection, and initial defect reporting.
Homejourney works only with agents who clearly explain their scope before you sign anything, and who record agreements in writing for your protection. You can browse verified professionals on our agent directory .
How to negotiate agent commission safely
Because all property agent commission is negotiable, you should feel comfortable discussing fees – but do it before you commit. A safe, practical approach:
- Clarify representation – Ask: “Are you representing the landlord, me, or both as a neutral facilitator?” Your rights and fee exposure differ accordingly.[5]
- Ask for a clear quote in writing – Example: “For a 2‑year lease at S$3,000, your commission is…?” Confirm if it is inclusive of 9% GST.[5]
- Link commission to lease length – It is reasonable to tie agent commission rental to the term (e.g. lower fee for a 6‑month lease).
- Avoid verbal-only promises – Ensure the Estate Agency Agreement records the exact fee structure and payer.
- Compare effort vs value – If your agent is shortlisting units, negotiating complex clauses, and assisting with disputes, a slightly higher fee may be justified.
Homejourney recommends never transferring commission before the Tenancy Agreement is signed and payment milestones are clearly stated. If you feel pressured to pay upfront without documentation, that is a red flag – walk away and report the issue to CEA if needed.
Legal framework: What does Singapore law say about agent commission?
There is currently no statute that fixes rental agent fee rates in Singapore – they are governed by contract and general common law principles.[5] Key legal touchpoints for rentals include:
- Common law of agency – Sets out duties of care, loyalty, and disclosure between agent and client.
- Estate Agents Act & CEA regulations – Regulate licensing and conduct of agents, including requirements for written Estate Agency Agreements and no dual representation without consent.
- Stamp Duties Act – Requires stamping of tenancy agreements (usually 0.4% of total rent for leases ≥1 year), separate from agent commission.
- IRAS – Treats rental income as taxable for landlords and requires landlords to declare agent commission as a deductible expense.
Remember, written tenancy agreements are strongly recommended even if not strictly required under law. A clear TA plus a proper Estate Agency Agreement are your best protection if commission or responsibilities are disputed later.
Practical cost breakdown: What should I budget for?
From Homejourney’s 2026 cost guide, most tenants can expect total upfront costs to include security deposit, first month’s rent, stamp duty, and possibly an agent fee of around half a month’s rent.[4] For example, if you rent a S$3,000/month unit in Woodlands or Jurong East for 2 years:
- Security deposit: S$6,000 (2 months).
- First month’s rent: S$3,000.
- Stamp duty: about S$288 (0.4% of total rent for 24 months).
- Tenant agent fee (if any): S$1,500 (0.5 month) to S$3,000 (1 month), negotiable.[1][4][5]
