Agent commission for rentals in Singapore is not fixed by law, but the 2026 market norm is usually about ½ month’s rent per year of lease (roughly ½ month for a 1‑year lease and 1 month for a 2‑year lease), with the exact rental agent fee and who pays it decided by negotiation and written agreements.[1][3]
This Agent Commission for Rentals in Singapore Explained Cost Guide from Homejourney breaks down how tenant agent fees and landlord agent fees really work, how much you can expect to pay in different scenarios, and how to protect yourself with clear, transparent agreements.
It sits under our main pillar on Singapore rental rights and tenancy law, and is designed to give you tactical, numbers-based guidance so you can read the big-picture pillar guide, then come here to work out your actual costs in dollars and cents.
How Agent Commission for Rentals in Singapore Works
In everyday practice, property agent commission for rentals in Singapore follows a few key principles that both tenants and landlords should understand before signing any Letter of Intent (LOI) or Tenancy Agreement (TA).
No government-fixed rate, only market norms
There is no government-fixed agent commission for rentals in Singapore – the Council for Estate Agencies (CEA) and Singapore law do not prescribe any fixed percentage or formula.[1][3][6]
Instead, agents and clients agree on a negotiated fee, which must be clearly stated in the estate agency agreement (e.g. CEA prescribed forms) before they proceed.[1][3][6]
Over time, the market has settled into common norms for residential leases:
- 1‑year lease: usually around ½ month’s rent as commission
- 2‑year lease: usually around 1 month’s rent as commission
- Commission can be paid by landlord, tenant, or both, depending on who the agent represents and what is agreed in writing[1][3][4]
New best-practice shift: each party pays their own agent
From 1 July 2024, the Singapore Estate Agents Association (SEAA) introduced a Best Practice Guideline recommending that:
- Landlord’s agent should be paid by the landlord
- Tenant’s agent should be paid by the tenant
This is not law, but in 2025–2026 it is increasingly shaping common practice, especially for rentals below about S$6,000/month, where tenants are more often asked to pay their own agent directly.[1][3]
On the ground, you will still see older norms (landlord pays all, and the commission is shared between agents), but more landlords and tenants now follow the “you pay your agent, I pay mine” model.[1][2][4]
Typical Market Norms: Tenant Agent Fee vs Landlord Agent Fee
To make this Agent Commission for Rentals in Singapore Explained Cost Guide practical, let’s break down who usually pays what, with typical 2026 examples from real neighbourhoods locals rent in.
Scenario 1: Only landlord has an agent (no tenant’s agent)
This is still common when tenants contact the listing agent directly on platforms like Homejourney.
- Landlord agent fee: usually around ½ month per year of lease
- Tenant agent fee: S$0 (tenant pays no commission)
- Landlord pays commission once the tenancy agreement is signed and first rental payment / deposit is collected.[1][3]
Example (HDB in Punggol): A 4‑room HDB flat near Punggol MRT renting at S$3,000/month on a 2‑year lease.
- Market norm commission: about 1 month’s rent = S$3,000[3]
- Landlord pays S$3,000 to their agent
- Tenant pays no agent commission, only standard deposits and stamp duty
Scenario 2: Both landlord and tenant have their own agents
Under SEAA’s best practice, this is where each side pays their own agent directly.
- Landlord agent fee: usually ½ month’s rent per year of lease, paid by landlord
- Tenant agent fee: usually ½ month’s rent per year of lease, paid by tenant
Example (condo in Queenstown): A city-fringe condo near Queenstown MRT renting at S$4,500/month for 1 year.[3]
- Market norm commission: about ½ month’s rent ≈ S$2,250[3]
- Landlord pays S$2,250 to landlord’s agent
- Tenant pays S$2,250 to tenant’s agent
Scenario 3: Room rentals and lower-rent units
For common-room or master-room rentals in areas like Tampines, Jurong West or Yishun, market practice is more varied.
- Commission often ranges from ½ to 1 month’s rent, depending on services rendered and how hard it is to secure the tenant[3][4]
- Sometimes the landlord pays; sometimes the tenant pays; sometimes both pay their own agents
Example (room in Tampines): Common room in a 4‑room HDB, walking distance to Tampines MRT, renting at S$1,200/month for 1 year.
- Commission norm: S$600–S$1,200 (½–1 month’s rent)
- Some landlords will offer to pay full commission if they want to fill the room quickly
- Others will require the tenant to pay their own tenant agent fee
How to Calculate Your Rental Agent Fee in Singapore
Use this simple, step-by-step framework whenever you view a unit on Homejourney or negotiate with an agent.
Step 1: Confirm rent and lease length
First, clarify the basics:
- Monthly rent (e.g. S$2,800 for a 4‑room HDB in Sengkang, 10 minutes’ walk from Sengkang MRT)
- Lease length (1 year or 2 years is most common for residential rentals)
Most market norms scale off these two numbers – higher rent and longer leases typically result in higher absolute commission, even if the “½ month per year” rule is similar.
Step 2: Identify who the agent represents
In Singapore, an agent can represent either the landlord or the tenant, but should not represent both due to conflict-of-interest concerns.[1][3]
- If you contacted the number on the listing for a unit on Homejourney, that is usually the landlord’s agent.
- If a friend’s agent is bringing you around multiple units, that person is typically your tenant’s agent.
Under SEAA’s guideline, you should pay commission only to the agent who formally represents you and has signed an estate agency agreement with you.[1][3]
Step 3: Apply the market norm – then negotiate
Once you know rent, lease length, and representation, you can estimate the property agent commission.
- 1‑year lease: estimate ½ month’s rent for the agent representing you
- 2‑year lease: estimate 1 month’s rent for the agent representing you
Then, negotiate based on:
- How quickly the deal is concluded
- How much work the agent did (multiple viewings, detailed negotiations, inspection reports, etc.)
- Market conditions – in a soft rental market, some landlords successfully negotiate down to ½ month for 2 years if the unit rents on the first viewing
Step 4: Get commission terms in writing
Before you pay any deposit or sign an LOI, insist that the agent commission rental terms are clearly:
- Stated in the estate agency agreement you sign with the agent
- Reflected clearly in messages or email so there is a written record
Homejourney strongly encourages tenants and landlords to confirm agent fee structures at the viewing stage, not after the LOI is issued. Our listings increasingly display fee information upfront to minimise surprises and disputes.
Legal and Cost Context Around Agent Commission
Agent commission is just one part of the total cost of renting in Singapore. To budget safely, you should understand the wider legal and cost framework.
Stamp duty on tenancy agreements
Under the Stamp Duties Act, residential leases of 1 year or more attract stamp duty, generally calculated at about 0.4% of total rent payable for the lease term for standard cases.[1]
In practice, tenants usually pay the stamp duty, and it must be stamped with IRAS within 14 days of signing if the agreement is signed in Singapore.[1]
For example, for a 2‑year lease of S$3,000/month (S$72,000 total rent), stamp duty is roughly S$288. This is separate from any tenant agent fee.
Tax on rental income
Landlords must declare rental income from both HDB and private properties to IRAS as part of annual income tax filing.[1]
Legitimate expenses like property tax, agent commission, repairs and maintenance can often be deducted, subject to IRAS rules. This means landlord agent fees are not just a cost – they may be tax-deductible as a rental expense, which can affect your net return.
Landlords and investors can check borrowing options and projected yields using Homejourney’s bank rate tools: Bank Rates and project data from Projects Directory .
HDB subletting rules
If you are renting out an HDB flat or room, you must obey HDB’s subletting rules, including minimum occupation period (MOP), maximum number of occupants, and registration of subtenants.[1]
Using a responsible landlord agent who is familiar with these rules helps you avoid illegal subletting, which can lead to stiff penalties or even compulsory acquisition of the flat.
Insider Tips from Daily Singapore Rental Practice
Based on everyday experience handling rentals from Punggol and Sengkang to city-fringe areas like Lavender, Kallang and Tiong Bahru, here are practical insider tips that tenants and landlords often overlook.
For tenants
- Ask about commission at the first viewing. In practice, many tenants only discover they must pay a tenant agent fee when the LOI is sent. Cut through the confusion by asking, “Who will pay your commission, and how much?” at the viewing itself.
- Budget commission into your cash upfront. For a S$3,200/month HDB in Tampines on a 2‑year lease, you might need to pay S$6,400 in deposit (2 months), first month’s rent and up to S$3,200 in tenant agent fee. That is S$12,800+ upfront, excluding stamp duty.[1]
- Beware “informal dual agency”. If the listing agent offers to “help you” without a tenant agency agreement, clarify whose interest they are protecting. You should not be paying commission to an agent who is contractually representing the landlord.
- Use verified listings. On Homejourney, we prioritise accurate descriptions and transparent fee disclosures so you know exactly what you are agreeing to before you show up at the unit: Property Search .
For landlords
- Negotiate based on difficulty and speed. If your 3‑bedder condo in Pasir Ris is snapped up after the first open house, you can reasonably discuss a slightly lower commission. If your unit has been vacant for months, a full 1‑month commission for a 2‑year lease is often fair for the amount of work involved.
- Reward quality tenant screening. Good agents not only find tenants, they screen income documents, employment passes, and check for overcrowding or unauthorised subletting risks.
- Document services in the agency agreement. Specify whether the landlord agent will handle defects handover, inventory checklists, and renewal negotiations – this affects the value you get from the landlord agent fee.
- Think long-term yield, not just commission savings. Saving half a month’s rent in commission but ending up with a problematic tenant can cost months of vacancy, repair bills, and potential legal disputes.
Common Issues and How to Avoid Commission Disputes
Because agent commission rental structures are not fixed by law, many disputes come from misaligned expectations, rather than outright bad faith. Here is what to look out for.
