Agent commission for rentals in Singapore can be confusing – especially when you hear different answers from friends, agents, and online forums.
As a tenant or landlord, knowing exactly who pays the agent commission, how much is reasonable, and what you’re paying for is critical to avoiding disputes and protecting your rights.
This Homejourney guide explains agent commission for rentals in Singapore in plain language – based on current market practice, official guidelines, and what tenants and landlords are actually experiencing on the ground in estates from Punggol to Pasir Panjang.
Whether you’re a first-time renter, an expat negotiating your package, or a landlord planning to lease out your HDB or condo, this is designed to be your definitive reference – with practical examples, insider tips, and clear, safe steps.
Table of Contents
- 1. Overview: How Rental Agent Commission Works in Singapore
- 2. Legal & Regulatory Framework for Property Agent Commission
- 3. Who Pays What: Tenant Agent Fee vs Landlord Agent Fee
- 4. Typical Rental Agent Fee Rates (With Examples)
- 5. What Services Are Included in Property Agent Commission
- 6. Commission in Different Scenarios (HDB, Condo, Rooms, Expats)
- 7. Negotiating Agent Commission Safely & Fairly
- 8. Common Disputes About Rental Commission – And How to Resolve Them
- 9. Practical Step-by-Step: Renting Safely with Agents in Singapore
- 10. How Homejourney Protects You on Rental Commission & Fees
- FAQs: Rental Agent Commission in Singapore
1. Overview: How Rental Agent Commission Works in Singapore
1.1 Key definition for quick reference
Agent commission for rentals in Singapore (also called rental agent fee, tenant agent fee or landlord agent fee) is the amount a landlord or tenant pays a licensed property agent for handling the rental transaction – marketing, viewings, paperwork, negotiation, and handover.
There is no government-fixed rate for property agent commission in Singapore – it is fully negotiable between the agent and the client.[5] However, over time the market has settled around certain “norms” for rental deals.[1][3][5]
For many years, a typical pattern has been:
- 1 month’s rent commission for a 2-year lease
- ½ month’s rent commission for a 1-year lease
This is usually paid by the landlord, and depending on rent level and agent arrangements, may be shared with the tenant’s agent or not.[1][3][5]
1.2 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 agents should collect commission only from the party they represent – landlord agents from landlords, and tenant agents from tenants.[2]
This guideline is not law, but it is shaping market practice – especially for rentals under S$6,000 per month where tenants are increasingly asked to pay their own agent directly.[2]
1.3 Why commission matters for tenants and landlords
Understanding rental agent commission is important because it affects:
- Your total rental cost – tenants need to budget for agent fee on top of deposit, stamp duty and moving costs.[4]
- Your net rental yield – landlords need to factor agent fees, property tax and maintenance into their investment returns.
- Conflict of interest – knowing who pays whom helps you judge whose interests the agent is truly representing.
- Dispute prevention – many arguments stem from unclear commission arrangements; clarity upfront keeps relationships safe.
On Homejourney, rental listings clearly show expected fees where possible, so you are not surprised at the offer stage.[4]Property Search
2. Legal & Regulatory Framework for Property Agent Commission
2.1 No fixed legal commission rate
In Singapore, no law sets a specific percentage or amount for property agent commission – it is entirely based on what you agree with your agent.[5] This is consistent with guidance from the Council for Estate Agencies (CEA), which regulates estate agents and salespersons.
Your agreed commission should be clearly written into the Estate Agency Agreement prescribed by CEA, which both you and the agency sign before work begins.[5] You should also indicate whether the commission is inclusive or exclusive of GST.[5]
2.2 CEA, SEAA and professional standards
Key institutions shaping commission and agent conduct include:
- Council for Estate Agencies (CEA) – statutory body under MND that licenses agents, sets practice guidelines and prescribes agency agreement forms.
- Singapore Estate Agents Association (SEAA) – industry association that issues best-practice guidelines; in 2024 it introduced recommendations that each party pays its own agent.[2]
While SEAA guidelines are not law, many agencies are moving towards this model for consistency and transparency.[2]
2.3 Related rental regulations you must know
Agent commission sits within a broader legal framework for renting:
- Stamp Duties Act – rental contracts of 1 year or more are subject to stamp duty, usually 0.4% of the total annual rent for residential leases.[4]
- HDB subletting rules – HDB owners must meet minimum occupation period (MOP) and register subletting; HDB flats cannot be rented out short-term.
- IRAS rental income tax – landlords must declare rental income and can claim allowable deductions (including agent commissions) when filing taxes.
- Small Claims Tribunals (State Courts) – handles landlord–tenant disputes up to S$20,000 (or S$30,000 with written agreement).
While no law caps agent fees, unfair or misleading conduct by agents can be subject to CEA disciplinary action, and contractual disputes can go to the courts or Small Claims Tribunals.
2.4 Important disclaimer
This guide is for general information only and is not legal advice. For complex disputes or high-value investment decisions, you should consult a qualified lawyer or tax adviser.
3. Who Pays What: Tenant Agent Fee vs Landlord Agent Fee
3.1 Traditional practice vs new norm
Historically, for many mass-market rentals, the landlord’s agent collected the entire commission from the landlord and would share a portion (co-broke) with the tenant’s agent if involved.[1][3]
Under the newer SEAA guideline, the expectation is shifting to:
- Landlord pays their own agent (landlord agent fee)
- Tenant pays their own agent (tenant agent fee)
This is especially relevant for units under S$6,000 per month where tenants are now commonly told they must pay their own agent.[2]
3.2 Quick reference table: who typically pays
These are common patterns, not legal rules – the only thing that truly governs is what you sign with your agent.
3.3 Insider tip from the ground
For suburban HDB rentals around Sengkang, Yishun or Jurong West in the S$2,500–S$3,500 range, it is still very common for the landlord to pay the full 1 month’s commission for a 2-year lease, and tenants to pay nothing if they deal directly with the landlord’s agent.
In contrast, for central-region condos around River Valley, Orchard or Tanjong Pagar, especially in the S$4,500–S$6,500 range, expat tenants often engage their own agents to shortlist units and coordinate multiple viewings in one afternoon – and those tenants now increasingly pay their own agents a separate fee.
4. Typical Rental Agent Fee Rates (With Examples)
4.1 Market norms for residential rental commission
Based on market practice and multiple industry guides, residential property agent commission for rentals in Singapore commonly follows this pattern:[1][3][5]
- ½ month’s rent per year of lease (e.g. ½ month for 1 year, 1 month for 2 years)
- Paid by landlord, tenant, or both – depending on who is represented and what is agreed
Some agencies quote it simply as:
- 1-year lease – ½ month’s rent
- 2-year lease – 1 month’s rent
4.2 Numerical examples for clarity
Let’s use realistic 2025-style figures from common rental segments in Singapore:
Example A – HDB 4-room flat in Punggol (S$3,000/month)
- Lease: 2 years
- Market norm commission: 1 month’s rent = S$3,000
- If landlord’s agent only: Landlord pays ~S$3,000
- If both parties have agents (and each pays their own): Landlord pays S$3,000 to their agent; tenant pays S$3,000 to their agent.
Some landlords may negotiate to pay only ½ month’s rent (S$1,500) if the market is soft or the unit rents quickly – this is entirely up to negotiation.
Example B – City-fringe condo in Queenstown (S$4,500/month)
- Lease: 1 year
- Market norm commission: ½ month’s rent ≈ S$2,250
- If landlord’s agent only: Landlord pays S$2,250 to agent.
- If tenant has own agent: Tenant may pay S$2,250 to tenant’s agent; landlord pays their own agent separately.
Example C – Common-room rental in Tampines (S$1,200/month)
- Lease: 1 year
- Market norm commission: often around ½–1 month’s rent (S$600–S$1,200)[3][5]
- Depending on arrangement, the landlord, tenant, or both may pay – room rentals are the most variable.
4.3 Where does this sit in your total rental costs?
From Homejourney’s Tenant Rights Singapore 2026: Complete Cost Guide[4], a typical cost breakdown for tenants on a standard lease looks like:
This means your tenant agent fee
