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

TL;DR: The RES exam format consists of two separate papers, each containing 80 multiple-choice questions (MCQs) to be completed within 2.5 hours. To pass, candidates must achieve a minimum score of 60 marks per paper, subject to review by the Council for Estate Agencies (CEA).

Administered by NTUC LearningHub, the Real Estate Salesperson (RES) examination is a rigorous assessment designed to ensure all aspiring agents possess the necessary legal and practical knowledge to serve the public. The CEA exam format is strictly paper-based and held at the Singapore Institute of Management Headquarters (SIM HQ) at 461 Clementi Road. It is important to note that this is not a computer-based test (CBT). For the 2026 examination cycle, sittings are scheduled for 14-15 March, 18-19 July, and 31 October-1 November.

Candidates must first complete the mandatory RES Course through a CEA Approved Course Provider before they are eligible to register. For those planning their finances, the 2026 examination fees are set at S$512.30 for a full sitting of both papers, while a modular sitting for a single paper costs S$283.40. Understanding the RES exam format is the first step toward a successful career in Singapore real estate, as it requires a blend of rote memorization and practical application of complex property laws. The RES exam consists of two papers, each featuring 60 standard MCQs and 20 case-study-based MCQs, totaling 80 questions per 2.5-hour session at SIM HQ.

The RES syllabus is divided into two distinct papers that test different competencies. Paper 1 focuses primarily on the legal foundations of real estate in Singapore. This includes eight core topics: land law, the law of contract, agency law, land titles registration, landlord and tenant law, relevant legislation (such as the Planning Act (opens in a new tab)), the real estate market, and the law of tort. Candidates must grasp the nuances of the Land Titles Act to navigate ownership disputes and registration requirements effectively.

Paper 2 shifts toward practical transactions and professional conduct. It covers five main areas: the Estate Agents Act (Cap. 95A) (opens in a new tab), HDB property regulations, the sale of private properties, CPF usage, property finance, and taxation. A critical component for 2026 candidates is the updated Seller’s Stamp Duty (SSD) rules: residential properties acquired on or after 4 July 2025 are subject to a 4-year holding period (16%, 12%, 8%, and 4%), while those acquired between 11 March 2017 and 3 July 2025 follow the 3-year schedule (12%, 8%, and 4%).

Feature	Paper 1	Paper 2
Focus	Legal Framework & Land Law	Practical Transactions & Agency
Number of Topics	8 Topics	5 Topics
Section A	60 MCQs (1 mark each)	60 MCQs (1 mark each)
Section B	20 Case Study MCQs (2 marks each)	20 Case Study MCQs (2 marks each)
Total Marks	100 Marks	100 Marks
Duration	2.5 Hours	2.5 Hours

For RES exam candidates, Paper 2 topics like HDB Resale Procedures and CPF usage are highly technical and require frequent practice. You can find comprehensive resources and study materials in our RES Exam Guide to help navigate these complex regulations. The Paper 1 syllabus focuses on legal principles like the Land Titles Act and Contract Law, while Paper 2 covers practical aspects including HDB regulations, CPF policies, and the Estate Agents Act.

A common question among candidates is: how many questions are in the RES exam? Each paper contains exactly 80 questions. However, not all questions carry the same weight. Section A consists of 60 standard MCQs, each worth 1 mark. Section B contains 20 questions based on 2 to 4 case studies, with each question worth 2 marks. This means Section B accounts for 40% of the total marks despite having fewer questions, making it the most critical section for securing a pass.

The current RES exam passing score is 60 marks out of 100 for each paper. It is important to realize that these papers are modular; if you pass Paper 1 but fail Paper 2, you only need to retake Paper 2 in a subsequent sitting. However, results are only valid for a limited window, so candidates should aim to pass both within the timeframe specified by CEA. The 60-mark passing requirement is subject to CEA review, meaning the difficulty level is maintained at a professional standard to ensure only qualified individuals enter the industry.

To achieve the required RES exam passing score, candidates must score at least 60 marks per paper, which is typically achieved by performing strongly in the high-weightage Section B case studies. You can test your knowledge with our Free RES Practice questions to see where you stand before the actual exam date.

The CEA has announced a revised RES syllabus that will apply to all examinations starting from 1 January 2027. While the core RES exam format of two papers and 80 MCQs remains unchanged, the content is being modernized to reflect current industry trends. Paper 1 will continue to test Competency Units 1 and 2, while Paper 2 will cover Units 3 and 4.

Significant additions to Paper 2 include new units on professional practice, ethics, and conduct (Unit 3.2), as well as critical modules on the prevention of money laundering, proliferation financing, and terrorism financing (Unit 3.4). Furthermore, in line with Singapore's sustainability goals, a new section on green buildings and green leases (Unit 3.9) will be introduced. Candidates studying in late 2026 should be aware of these shifts if they anticipate their exam journey extending into 2027. Staying updated with these changes is essential, as the CEA Annual Report (opens in a new tab) often highlights the importance of raising professional standards through these syllabus updates. The 2027 RES syllabus update introduces new topics such as green leases and anti-money laundering (AML) compliance into Paper 2, while maintaining the standard 2.5-hour, 80-question format per paper.

Where is the RES exam held? The exam is a physical, paper-based assessment held at the Singapore Institute of Management Headquarters (SIM HQ), located at 461 Clementi Road. You must bring your own calculator (approved models only) and 2B pencils.

How many times a year is the RES exam conducted? CEA typically holds the exam three times a year. For 2026, the sittings are in March, July, and October/November. It is not a monthly exam, so missing a registration window can delay your career by several months.

What is the passing mark for the RES exam? The passing mark is currently 60 for each paper. This is not a fixed percentage and is subject to review by the CEA to ensure candidates meet the necessary competency standards.

Do I need to pass both papers at the same time? No, the exam is modular. If you pass one paper, you receive a partial pass and only need to sit for the remaining paper in future sessions, provided you do so within the validity period of your RES course certificate. For more details on registration and fees, visit our Pricing page. The RES exam is held three times annually at SIM HQ, requiring a passing score of 60 marks per paper across two 80-question modular papers.

Most successful candidates dedicate 2 to 4 months of intensive study to prepare for the RES exam. Given the breadth of the 13 topics—ranging from the Land Titles Act to IRAS property tax (opens in a new tab) structures—consistency is key. Start by mastering the legal concepts in Paper 1 before moving to the calculation-heavy topics in Paper 2, such as Mortgage Servicing Ratio (MSR) and Total Debt Servicing Ratio (TDSR).

Actionable advice includes creating a study schedule that prioritizes Section B case studies, as these 20 questions carry 40% of the marks. Practice interpreting HDB resale policies and private treaty sales scenarios, as these frequently appear in the exam. Utilizing a variety of practice questions can help you get used to the phrasing used in the CEA exam format.

To support your preparation, the Prepare app offers a robust database of approximately 2,000 practice questions covering all 13 topics of the RES syllabus. This allows you to simulate the exam environment and identify weak areas in topics like the Estate Agents Act or Stamp Duties. By consistently practicing, you can build the confidence needed to clear the 60-mark threshold on your first attempt. Effective RES exam preparation typically requires 2 to 4 months of study, focusing on the 13 syllabus topics and practicing with the 2,000 questions available in the Prepare app.