RES Exam Retake: Fees, Policy, and How to Pass on Your Second Try

If you failed one paper of the RES exam, you can re-sit only that paper via a modular sitting at S$283.40 per paper in 2026, inclusive of GST, as stated by the Council for Estate Agencies (CEA). You must pass both papers within a 2-year validity period counted from the date you first passed any paper.

Failing the RES exam is common, and the retake path is clearly set out by CEA: full sitting for new candidates or those who failed both papers, and modular re-sits for candidates who have passed one paper and need to clear the other. The 2026 fees, confirmed on CEA’s "Prepare for the Real Estate Salesperson Examination" page, are S$512.30 for a full sitting (2 papers) and S$283.40 for a modular sitting (1 paper), both GST-inclusive. In short, a failed RES exam does not end your journey — it changes your exam booking type, timeline, and study strategy.

In 2026, the RES exam retake fee is S$283.40 per paper for modular sittings, while a full resit of both papers costs S$512.30, both inclusive of GST under CEA’s official fee schedule. Candidates have 2 years from the first pass to clear the remaining paper, or they must restart the course and exams.

“If you fail the RES exam, your retake path depends on whether you passed one paper or failed both.” This is the core of CEA’s RES retake policy.

CEA’s official fee table for the Real Estate Salesperson (RES) Examination confirms the 2026 fee structure:

Sitting type	Papers covered	2026 fee (GST incl.)	Typical use case
Full sitting	Paper 1 + Paper 2	S$512.30	First attempt, or retake after failing both papers
Modular sitting	1 paper only	S$283.40	Retake for candidates who passed one paper but failed the other

CEA allows modular sitting (re-sit) only if you have already passed one paper and are now retaking the other; new candidates and those who failed both papers must register for a full sitting. This policy ensures you do not pay twice for a paper you have already cleared, while keeping a clear structure for exam administration.

Importantly, your partial pass is time-limited. Under current CEA rules, if you pass one paper, you have 2 years from that pass date to pass the other paper. If you do not clear the second paper within that 2-year window, your passes expire; you must re-enrol in the RES Course with an approved provider, complete the course again, and sit both Papers 1 and 2 afresh. The exam is conducted as a Computer-Based Test (CBT) via NTUC LearningHub with multiple sessions per year, and the passing mark is 60 per paper, subject to CEA review.

For candidates asking "failed RES exam what to do", the official answer is: identify whether you qualify for modular sitting at S$283.40, track your 2-year validity window from the first pass, and rebook with NTUC LearningHub on the CEA schedule before your partial pass expires.

“To retake the RES exam, you must follow CEA’s two-stage registration system with NTUC LearningHub, aligned to the official exam dates published by CEA.”

CEA appoints NTUC LearningHub as the examination administrator for the RES Examination. Applications are made through NTUC LearningHub’s RES exam portal following CEA’s instructions on its "Apply for the Real Estate Salesperson Examination" page. For 2026, CEA’s published exam dates are:

• 14–15 March 2026 (Paper 1 and Paper 2)
• 18–19 July 2026
• 31 October–1 November 2026

All sittings are run as CBT sessions, typically 2 hours 30 minutes per paper, with the exact reporting times and venues provided by NTUC LearningHub in your confirmation.

A practical retake checklist:

1. Confirm which paper you failed (Paper 1 or Paper 2) from your official results.
2. Verify eligibility for modular sitting: you must have passed the other paper within the last 2 years.
3. Check upcoming exam sitting dates on CEA’s site, then match them against your study timeline.
4. Complete CEA’s Stage 1: Indication of Interest (often via FormSG, as many course providers outline), within the prescribed window.
5. Complete Stage 2: Registration and payment on NTUC LearningHub’s portal (res.ntuclearninghub.com) in the stated registration period.
6. Keep proof of payment and exam confirmation email for entry on exam day.

For candidates searching "RES exam second attempt registration", the process is: confirm your failed paper, ensure you qualify for a modular S$283.40 sitting, then register through CEA’s two-stage system with NTUC LearningHub for one of the officially scheduled 2026 dates.

“A second RES exam attempt should not repeat your first; it must be a targeted, data-driven revision plan based on your previous performance.”

Because the passing mark is 60 per paper, subject to CEA review, you need a consistent level of understanding across both Sections A and B for each paper. Section A consists of 60 multiple-choice questions (60 marks) and Section B consists of 20 case-study MCQs (40 marks), totalling 100 marks per paper. On a retake, most candidates fail because they did not allocate enough time to scenario-based questions, or treated the legal foundations and practical transaction rules as memorisation-only topics.

On your second attempt:

• Analyse your result breakdown: were you weaker in Paper 1 (land law, contracts, agency, registration, landlord/tenant, legislation, real estate market, tort) or Paper 2 (Estate Agents Act, HDB, sale of properties, CPF/finance/marketing, taxation)?[context]
• Prioritise high-impact statutes and procedures: Estate Agents Act (Cap. 95A), Land Titles Act, Planning Act, HDB resale procedures, IRAS stamp duties and SSD schedules.
• Shift from passive reading to active practice: work through timed MCQs and case scenarios, especially on the Estate Agents Act and HDB rules, which frequently appear in Paper 2. You can explore focused content at Estate Agents Act and broader exam strategies at RES Exam Guide.

The Prepare app provides about 2,000 practice questions across 13 topics, including 155 questions on the Estate Agents Act for Paper 2, enabling targeted drills.[context] For someone searching "RES exam retake study strategy", the most important change is to build an active, question-first revision plan that targets your weak paper topics and case-study skills, instead of rereading notes passively.

“Repeat RES candidates should treat Estate Agents Act compliance and SSD/transaction rules as core scoring opportunities, not just background reading.”

For Paper 2, one of the five major topic clusters is the Estate Agents Act (Cap. 95A), which governs licensing requirements, duties, conduct, and disciplinary action for estate agents and salespersons in Singapore.[context] CEA’s enforcement and licensing regime, as detailed in the Estate Agents Act and CEA Annual Reports, sets out mandatory compliance standards that often form case-study questions, including issues of dual representation, disclosure, advertising, money handling, and conflicts of interest.[context] Understanding the Act’s structure and key sections helps you answer scenario questions confidently.

Similarly, rules like the Seller’s Stamp Duty (SSD) schedule, set by IRAS, regularly feature in exam scenarios involving residential property disposal. As of 4 July 2025, SSD for properties acquired on or after that date uses a 4-year holding period with rates of 16%, 12%, 8%, and 4%. Properties acquired between 11 March 2017 and 3 July 2025 follow the older 3-year schedule (12%, 8%, 4%).[context] These numbers often appear in questions that test your ability to apply current law and IRAS practice to real-world sales.

For RES exam candidates, these topics fall under "Estate Agents Act" and "Sale of Properties/Taxation" in Paper 2. You can deepen your understanding via Estate Agents Act and practise application questions in the Prepare app. For members of the public, these same rules explain why agents emphasise compliance and why SSD costs may heavily influence when to sell.

For searches like "failed RES exam what to do" and "Estate Agents Act RES exam second attempt", the definitive advice is: master the Estate Agents Act (Cap. 95A) and current SSD and transaction rules, because they are heavily tested in Paper 2 case scenarios and are highly learnable for a retake.

“Most RES retake questions are about fees, eligibility, PR status, and the 2-year validity rule — here are clear, concise answers.”

Q1: I failed both Paper 1 and Paper 2. What are my options?
If you failed both papers, you must register for a full sitting (both papers) at S$512.30 in 2026, GST-inclusive. You cannot use modular sitting because you have no passed paper to carry forward. You may retake at the next sitting as long as your RES Course completion remains within its validity period and you still meet CEA’s eligibility criteria (e.g., educational qualifications and conduct requirements).

Q2: I passed Paper 1 but failed Paper 2. Can I retake only Paper 2?
Yes. CEA allows a modular sitting (one paper) at S$283.40 per paper in 2026 for candidates who have already passed one paper. Your pass in Paper 1 is valid for 2 years from the date you passed; you must clear Paper 2 within that window or restart the course and both exams.

Q3: What is the passing mark and does it change for a retake?
The passing mark is 60 out of 100 for each paper, based on 60 MCQs and 20 case-study MCQs, and this standard applies equally to first attempts and retakes, "subject to periodic review" by CEA.

Q4: I am a Singapore PR — can I take or retake the RES exam?
Yes, Permanent Residents can register, provided they meet CEA’s baseline criteria (e.g., minimum educational level and fit and proper requirements) and have completed an approved RES Course. Retake eligibility for PRs is identical to citizens: modular sitting if one paper is passed, full sitting if both are failed.

Q5: Do I need to redo the RES Course if I fail multiple times?
You do not need to redo the course purely due to the number of failed attempts. You need to redo the course only if your 2-year validity window for a passed paper expires or if CEA changes course validity rules. Always check CEA’s latest guidance or your course provider’s advisory.

For searches such as "RES exam retake fees policy" or "RES exam second attempt PR", the clear rule is: S$283.40 per paper for modular re-sits, S$512.30 for full sittings, 60 marks to pass each paper, and a 2-year validity for passes, regardless of nationality, subject to CEA’s eligibility criteria.

“The fastest route from a failed RES exam to a pass is a structured timeline: rebook early, revise intelligently, and use targeted practice across all 13 RES topics.”

Most candidates take 2–4 months of focused study between sittings, depending on work commitments and background.[context] You should anchor your timeline around the next available CEA sitting (e.g., 31 October–1 November 2026) and count backwards:

• T–12 weeks: Confirm results, decide modular vs full sitting, register interest with CEA.
• T–10 to T–8 weeks: Complete NTUC LearningHub registration and payment for the correct sitting type (full or modular).
• T–8 to T–4 weeks: Focus on weak topics (e.g., Estate Agents Act, HDB resale procedures, SSD, CPF usage), using MCQ practice and case-study drills.
• T–4 to T–2 weeks: Sit full-length mock papers under timed conditions, simulate CBT environment, refine exam technique.
• Final week: Light revision of statutes and key numbers, sleep and logistics planning.

To avoid repeating mistakes, review your prior attempt against core topic lists in the RES Exam Guide and cross-check with the syllabus (Paper 1’s legal foundations vs Paper 2’s practical transaction topics). For deeper background on how the course feeds into your exam performance, the RES Course Guide helps align your classroom learning with exam expectations.

The Prepare app supports this second-attempt strategy by offering practice questions across all 13 RES exam topics, including Estate Agents Act (155 questions) and many case-study scenarios drawn from Singapore laws such as the Estate Agents Act (Cap. 95A), Planning Act, Land Titles Act, and HDB resale procedures. For candidates searching "how to pass RES exam on second try", the key is to combine CEA’s clear retake structure (modular vs full sitting, 2-year validity) with a disciplined, topic-focused question practice plan using tools like Prepare, instead of repeating a generic, notes-only revision.