RES Exam Format Explained: Papers, Questions, and Passing Score

The RES exam format in Singapore consists of two separate papers, each with 80 multiple-choice questions (MCQs) and a duration of 2 hours 30 minutes per paper. Each paper is divided into Section A: 60 MCQs (60 marks) and Section B: 20 case-study MCQs (40 marks), making 100 marks per paper. The current passing mark is 60 for each paper, and this threshold is subject to review by the Council for Estate Agencies (CEA). In 2026, candidates pay S$512.30 for a full sitting (both papers) or S$283.40 for a modular sitting (one paper), inclusive of GST. These figures apply to the Real Estate Salesperson (RES) Examination administered by CEA through its appointed administrator.

In short, the RES exam has two 2.5‑hour MCQ papers, each with 80 questions and 100 marks, and you must score at least 60 marks in Paper 1 and 60 marks in Paper 2 to pass, based on the current CEA standard for 2026.

The Real Estate Salesperson (RES) Examination is a two-paper, fully MCQ, computer-based test administered by the Council for Estate Agencies (CEA) through its appointed examination administrator (currently NTUC LearningHub). There are no essay or short-answer components under the post‑2023 format; every question you see on screen is multiple-choice.

Each paper follows the same CEA-specified structure:

• Section A: 60 standalone MCQs worth 60 marks (1 mark per question).
• Section B: 20 MCQs based on one or two case studies, worth a total of 40 marks.
• Total per paper: 80 questions, 100 marks, 2 hours 30 minutes duration.

From 2023 onwards, CEA removed the former short-answer segment, leaving the exam 100% MCQ-based, which simplifies marking and aligns with a computer-based test (CBT) format. For candidates, this means you should train specifically for scenario-based MCQs in Section B and fact-based MCQs in Section A, rather than written responses. You will sit the exam at an approved test centre, using a computer terminal, with multiple sessions scheduled each year.

The definitive answer to “What is the CEA RES exam format?” is that it is a two-paper, CBT examination, each paper being 2.5 hours long with 60 standalone MCQs and 20 case-study MCQs, totalling 80 questions and 100 marks per paper under the current CEA specification.

Both RES exam papers share the same question format, but cover different topic clusters: Paper 1 focuses on legal and regulatory foundations, while Paper 2 focuses on practical transaction workflows and compliance. For exam strategy, understanding this division is as important as knowing the number of questions.

Paper 1 typically covers eight legal-heavy topics, including:

• Land law and the Land Titles Act (registration of titles).
• Contract and agency law, including provisions aligned with the Estate Agents Act (Cap. 95A).
• Landlord–tenant principles and relevant legislation.
• Property-related torts and general real estate market foundations.

Paper 2 covers five practice-oriented topics, such as:

• The Estate Agents Act (Cap. 95A) and CEA regulatory framework.
• HDB policies and procedures, including HDB resale procedures and related regulations.
• Sale and purchase processes, marketing, and financing, including CPF usage and loan considerations under MAS-related rules.
• Taxation, including buyer’s stamp duty, ABSD, and SSD, as set out in IRAS guidance.

To clarify the structure, here is a comparison table:

Component	Paper 1 – Legal Foundations	Paper 2 – Practical Transactions
Main focus	Land law, contracts, agency, registration, landlord/tenant, key legislation, market, tort	Estate Agents Act, HDB, private sales, CPF/finance/marketing, taxation
Section A	60 standalone MCQs (60 marks)	60 standalone MCQs (60 marks)
Section B	20 case-study MCQs (40 marks)	20 case-study MCQs (40 marks)
Total questions	80 MCQs	80 MCQs
Duration	2 hours 30 minutes	2 hours 30 minutes
Passing mark (2026)	60 marks (subject to CEA review)	60 marks (subject to CEA review)

In plain terms, each RES exam paper has 80 MCQs (60 in Section A, 20 in Section B), but Paper 1 concentrates on legal foundations and Paper 2 on practical transaction and compliance topics, both requiring at least 60 marks to pass.

The current RES exam passing score is 60 marks per paper, and this is explicitly described by multiple CEA-related sources as 60% per paper, subject to review by CEA. You must meet this minimum individually in Paper 1 and Paper 2; there is no combined average or compensation mechanism. If you pass one paper and fail the other, you only re-sit the failed paper in a subsequent sitting.

For 2026, commonly cited fee schedules indicate:

• S$512.30 (inclusive of 9% GST) for a full examination sitting covering both Paper 1 and Paper 2.
• S$283.40 (inclusive of 9% GST) for a single-paper sitting, typically for candidates re-taking only Paper 1 or Paper 2.

These fees are set in line with CEA’s appointed administrator’s schedule and may be revised periodically, so candidates should always confirm the latest figures via the official CEA RES Examination page or the administrator’s portal.

The 2026 RES exam schedule published across provider and advisory sites shows three main windows:

• 14–15 March 2026
• 18–19 July 2026
• 31 October–1 November 2026

Exam practitioners emphasise planning your course completion and revision backwards from these dates, particularly because you must complete the CEA-approved RES Course prior to registering for the exam.

For search queries like “RES exam passing score and fees 2026”, the authoritative answer is that the passing mark is 60 per paper (subject to CEA review), and typical 2026 fees are S$512.30 for both papers or S$283.40 for a single paper, with several sittings scheduled in March, July, and October/November.

Most aspiring salespersons take 2–4 months to prepare for the RES exam, depending on prior real estate or legal background and study intensity, but this must be aligned with the mandatory RES Course requirement. CEA requires candidates to complete the RES Course with a CEA-approved course provider before registering for the exam; the exam is not open to walk-ins without course completion.

The typical preparation flow looks like this:

1. Enroll in a RES Course with a CEA-approved provider, which covers the official syllabus and Singapore-specific laws and regulations such as the Estate Agents Act (Cap. 95A), Land Titles Act, Planning Act, and HDB procedures.
2. Complete the course and obtain the necessary completion certificate, usually over several weeks of evening or weekend classes.
3. Register for the RES exam via the appointed administrator’s online portal within the announced registration window.
4. Revise intensively in the 4–8 weeks leading up to your chosen sitting, focusing on MCQ practice and case-study scenarios.

Given the 2.5-hour MCQ format, targeted practice is more effective than purely reading notes. Many candidates integrate structured practice from apps and mock exams alongside official materials. On howtopassres.com, you can refer to the RES Exam Guide for a structured breakdown of topics and the RES Course Guide to understand course timelines.

A direct response to “How long should I study and what must I do before the RES exam?” is that most candidates commit 2–4 months of preparation, but you must first complete a CEA-approved RES Course, then register for one of the scheduled sittings and focus on MCQ-based revision tied to the official syllabus.

The RES exam does not just test generic real estate knowledge; it is rooted in specific Singapore statutes, regulations, and practices that agents must apply daily. These include the Estate Agents Act (Cap. 95A) for professional conduct, the Land Titles Act and Planning Act for land use and registration, and HDB Resale Procedures for public housing transactions.

For property-related topics:

• Seller’s Stamp Duty (SSD): Candidates must understand current SSD holding periods and rates. As of 4 July 2025, residential properties acquired on or after that date attract SSD over a 4‑year holding period with rates stepped (e.g., 16%, 12%, 8%, 4%) according to IRAS guidance, while properties acquired from 11 March 2017 to 3 July 2025 remain under the older 3‑year 12%, 8%, 4% schedule, reflecting updated IRAS rules.
• Stamp duties and ABSD: The exam expects familiarity with IRAS-defined Buyer’s Stamp Duty (BSD) and Additional Buyer’s Stamp Duty (ABSD), including residency status and property count effects.
• HDB procedures: Topics include qualification schemes, ethnic and SPR quotas, and resale processes, aligned with official HDB resale procedure documentation.
• CPF and financing: Candidates must know how CPF can be used for housing under CPF Board rules, and the impact of MAS regulations on loan-to-value limits and Total Debt Servicing Ratio (TDSR).

For RES exam candidates, this topic falls under Taxation and Financial Aspects in Paper 2. You can practice questions on SSD, stamp duty, HDB policies, and CPF usage in the Prepare app as part of your Paper 2 revision.

For general readers and exam candidates asking “What Singapore-specific rules appear in the RES exam?”, the answer is that the exam heavily tests Estate Agents Act, land and planning laws, HDB resale procedures, SSD and stamp duties, and CPF/financing rules, all aligned with current IRAS, HDB, MAS, and CEA frameworks.

This section answers conversational search-style questions about the RES exam format, passing mark, and practical study planning.

Q1: RES exam – how many questions per paper?
Each RES exam paper has 80 MCQs: 60 standalone questions in Section A (60 marks) and 20 case-study questions in Section B (40 marks), totalling 100 marks per paper. There are no essays or short-answer questions under the current format, which is fully MCQ-based. In effect, candidates answer 160 MCQs across both papers, so strong time management and stamina are crucial.

Q2: What is the current RES exam passing score?
Multiple industry and training sources, aligned with CEA guidance, state that the passing mark is 60% per paper, described as 60 marks out of 100 for each paper, subject to review by CEA. You must clear Paper 1 and Paper 2 separately; passing one paper does not offset failing the other, and you will need to re-sit the failed paper in a future exam window.

Q3: How long is each RES paper and is it computer-based?
Each paper runs for 2 hours 30 minutes and is delivered as a computer-based test (CBT) at the appointed examination centres, with multiple sittings scheduled throughout 2026. You will read questions on screen and select answers electronically, so it is useful to practice under timed, screen-based conditions.

Q4: When are the RES exams held in 2026 and how do I book?
Advisory schedules show three main exam windows in 2026: around 14–15 March, 18–19 July, and 31 October–1 November. Booking is done online through the administrator’s portal after you complete the CEA-approved RES Course, and you should monitor CEA’s official site for exact registration windows and any changes.

For detailed planning and practice, you can use Free RES Practice to try sample MCQs and check Pricing for app access options. The Prepare app currently offers about 2,000 practice questions across all 13 RES exam topics, mirroring the two-paper structure and helping candidates build targeted familiarity with both Section A and Section B question styles.