Estate Agents Act Cheat Sheet for RES Exam Revision

This Estate Agents Act cheat sheet provides a high-level summary of the regulatory framework governed by the Council for Estate Agencies (CEA). It covers essential licensing rules, professional conduct standards, and penalty thresholds required to pass Paper 2 of the Singapore RES exam. As of 2026, there are over 33,000 registered property agents in Singapore, all of whom must comply with the Estate Agents Act (Cap. 95A).

Key facts to memorize for the exam:

• Passing Score: 75% (60/80 marks).
• Exam Fee: S$408.55 (inclusive of GST in 2026).
• Validity: Licenses and registrations expire every 31st of December.
• Renewal: Must be submitted between 1st October and 15th November annually.

For RES exam candidates, this topic falls under Estate Agents Act in Paper 2. You can practice 155 specific questions on this in the Prepare app to ensure you meet the 75% passing threshold required for certification.

Distinguishing between an Estate Agent (EA) and a Salesperson is critical for Paper 2. An Estate Agent refers to the entity (sole proprietor, partnership, or company) that holds a license to perform estate agency work. A Salesperson is the individual individual registered with the CEA to perform work under a licensed EA.

Key Executive Officer (KEO): Every EA must appoint one KEO who is responsible for the proper administration and management of the business. The KEO must not be an undischarged bankrupt and must possess at least 3 years of experience.

Estate Agency Work Exclusions: The Act does not apply to the sale of properties by owners, newspapers carrying advertisements, or solicitors performing legal work. To pass the RES exam, candidates must understand that the Estate Agents Act (Cap. 95A) specifically regulates the mediation of property transactions between parties, ensuring that only fit and proper persons are licensed to operate within the Singapore real estate industry.

Use this table to quickly reference the differences between entity-level licensing and individual-level registration requirements for the RES exam.

Feature	Estate Agent (EA)	Salesperson (RES)
Legal Status	Licensed Entity (Company)	Registered Individual
Leadership	Must appoint a KEO	Works under an EA
Insurance	Professional Indemnity (PII) required	Covered under EA's PII
Display	Must display license at place of business	Must wear CEA card during work
Qualification	KEO must have RES/REA cert + 3yrs exp	Must pass RES exam (75% score)

According to the CEA Annual Report, strict adherence to these distinctions is a primary focus of the Disciplinary Committee. Candidates must remember that a salesperson cannot work for more than one EA at any given time, a rule designed to prevent conflicts of interest and ensure accountability in property transactions.

The CEA mandates the use of Prescribed Estate Agency Agreements for the sale, purchase, or lease of residential property in Singapore. There are 8 types of prescribed agreements (4 for Sale/Purchase, 4 for Lease).

Key Rules:

• No Dual Representation: An agent cannot collect commission from both the buyer and seller (or landlord and tenant) in the same transaction.
• Co-broking: Salespersons from different EAs can share commission, but the total amount must be transparent to the client.
• GST: Only GST-registered EAs can charge GST on commissions.
• Validity of Exclusive Agreements: Limited to a maximum of 3 months; can be renewed upon expiry.

For RES exam candidates, mastering the Estate Agency Agreements is vital for Paper 2. These forms protect consumers by clearly outlining the commission rates, duties of the agent, and the duration of the appointment, thereby reducing disputes in the Singapore property market.

The Estate Agents Act strictly prohibits certain behaviors to maintain industry integrity.

1. Handling Transaction Money: Salespersons are strictly prohibited from handling any transaction money (e.g., option fees, downpayments, or rental deposits) for HDB or private residential property.
2. Moneylending Referrals: Agents cannot refer clients to unlicensed moneylenders or receive referral fees from moneylenders.
3. Conflict of Interest: Agents must disclose in writing if they have any direct or indirect interest in a property (e.g., if the buyer is a family member).

Failure to comply can lead to immediate suspension. According to CEA's 2025 disciplinary summaries, the most common infractions involve the mishandling of funds and failure to disclose interests. Candidates should prioritize learning these prohibitions as they are frequently tested in Paper 2's situational MCQ questions regarding professional ethics and the Code of Conduct.

The CEA’s Disciplinary Committee (DC) has the power to penalize EAs and salespersons for breaches of the Act or the Code of Ethics and Professional Conduct.

Maximum Fines:

• Estate Agent: Up to S$75,000 per case.
• Salesperson: Up to S$25,000 per case.

Other Sanctions:

• Revocation or suspension of license/registration.
• Letter of Censure (LOC).
• Requirement to attend mandatory training.

In 2026, the CEA continues to enforce these penalties rigorously to maintain the industry standard of 33,000+ agents. For the RES exam, remember that any person performing estate agency work without a valid registration is committing a criminal offense, punishable by a fine of up to $25,000 and/or imprisonment for up to 12 months for a first-time individual offender.

Q: What is the passing mark for the RES exam? Candidates must achieve a 75% score (60 out of 80 marks) across both Paper 1 and Paper 2.

Q: How much does the RES exam cost in 2026? The registration fee is S$408.55 (inclusive of GST). This does not include the cost of the mandatory RES Course, which must be completed before registration.

Q: How many questions are related to the Estate Agents Act? In Paper 2, Topic 1 (Estate Agents Act) typically accounts for a significant portion of the 40 MCQs, often featuring 10-15 questions ranging from licensing to professional ethics.

Q: Can I retake only one paper? Yes, if you pass one paper, you only need to retake the failed paper within a 2-year validity period. Understanding the RES Exam Results process is essential for planning your study timeline and ensuring you meet all CEA requirements for registration.

To excel in the Estate Agents Act section of Paper 2, focus on memorizing specific timelines and financial thresholds. Use flashcards for the 8 prescribed agreements and the specific duties of a KEO. Since the exam is a Computer-Based Test (CBT), practice navigating MCQ formats under time pressure.

Don't forget to review the HDB Resale Procedures as they often intersect with EA Act questions regarding transaction money. A solid revision plan involves at least 2-4 months of consistent study.

The Prepare app offers over 2,000 practice questions across all 13 RES exam topics, including a dedicated bank of 155 questions for the Estate Agents Act. Using these practice sets will help you identify weak spots and become familiar with the phrasing of CEA's official examination questions. Success in the RES exam requires a deep understanding of the Estate Agents Act to ensure professional compliance and consumer protection in every property transaction you will eventually handle as a registered salesperson.