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How Much Do Property Agents Earn in Singapore? What the Numbers Suggest (2026)

No one publishes Singapore property agent incomes. Using 2025 sales and 36,816 agents, here is a labelled estimate of the average and why it hides a wide gap.

By Propwise EditorialUpdated 2 October 20265 min read

How we made this. Updated for 2026 with AI-assisted research. Figures are linked to their sources — check them before you act.

Nobody publishes what Singapore’s property agents earn. The regulator counts agents but not their income. A rough sum, with its assumptions in plain view, suggests that if all the commission earned in 2025 were shared equally, each agent would get about S$2,400 a month before costs. The real spread is far wider than that average.

At a glance

  • There were 36,816 registered agents on 1 January 2026, up from 35,251 on 1 January 2024.
  • Mid-case estimate: about S$1.0bn of commission in 2025, or about S$28,000 per agent a year. That is an average, and it is built on assumptions you can change.
  • The average is not the typical agent. A few agents earn a great deal and many earn little.
  • Gross commission is not take-home pay. It is shared with other agents and the agency, and agents bear their own costs.
  • You can check a single agent’s track record on the CEA Public Register.

What data exists

CEA’s industry statistics page gives the number of agents and agencies. At 1 January 2026 there were 36,816 agents in 997 agencies. Two agencies, PropNex Realty and ERA Realty Network, had 13,945 and 8,427 agents. The page has no data on income or on how many agents closed a deal. CEA also says there are no fixed commission rates, so the fee on any deal is negotiated.

So we must estimate. The method is the one this article used in 2012, when it estimated about S$1,900 a month per agent for 34,300 agents. Today the inputs are better. HDB and the government publish transaction data, and we can use real figures for most of it.

Step 1: how much property changed hands in 2025

HDB resale. The HDB resale dataset shows 25,085 resale registrations in 2025. They add up to S$16.37bn, an average of about S$652,500 each. (My sum of the dataset’s resale prices.)

Private homes. URA data shows 26,492 private transactions in 2025 (excluding ECs): 14,622 resales, 1,055 sub-sales and 10,815 new sales. The government does not publish a total value in that dataset. So we assume an average price of S$2.0m, and show S$1.5m and S$2.5m as alternatives. This is an assumption, not data.

Step 2: how much commission did that generate?

Commission rates vary, and sometimes both sides pay. We use one all-in rate for the whole deal and let it vary. These are scenarios, not market rates.

ScenarioHDB ratePrivate rateAverage private priceHDB commissionPrivate commissionTotal
Low1.0%1.0%S$1.5mS$164mS$397mS$561m
Middle1.5%1.5%S$2.0mS$246mS$795mS$1,040m
High2.0%2.0%S$2.5mS$327mS$1,325mS$1,652m

Check the middle row. HDB: S$16.37bn × 1.5% = S$245.5m. Private: 26,492 × S$2.0m = S$53.0bn, and × 1.5% = S$794.8m. Total S$1,040m.

This leaves out rentals, ECs, commercial deals and any bonus or marketing money from developers. Those add to the pool, but not enough to change the picture.

Step 3: divide by the number of agents

ScenarioTotal commissionPer agent per yearPer agent per month
LowS$561mabout S$15,200about S$1,270
MiddleS$1,040mabout S$28,200about S$2,350
HighS$1,652mabout S$44,900about S$3,740

Compare this with the median gross monthly income of full-time employed residents: S$5,775 in 2025, including employer CPF. The comparison is rough, because agents are paid in a different way. But the mid-case average is about 41% of that median (S$2,350 ÷ S$5,775).

Two cautions apply. The sum treats every registered agent as active, but some are part-time or inactive, so active agents would earn more on average. And it counts every dollar as the agent’s, but the agency takes a share under each agent’s contract, and the sale agent and buyer’s agent often split a fee. Gross commission is not take-home pay.

Step 4: why the average misleads

Income in sales is lumpy. A few agents close many deals, and many close few. CEA does not publish the spread, so we can only show what an assumption implies. Say, as the 2012 version did, that the top 20% of agents earned 80% of the commission (an assumption, not data). In the middle case:

  • The top 20% (about 7,360 agents) would average about S$113,000 a year, or about S$9,400 a month.
  • The other 80% would average about S$7,100 a year, or about S$590 a month.

There is also a cap on the number of “million-dollar” agents. If the total pool is S$1,040m, no more than about 1,040 agents could each earn S$1m, which is 2.8% of all agents. In practice there would be far fewer, because deals are shared.

What this means if you are thinking of joining

  • Check actual track records. The CEA register shows the deals an agent has done and which side they represented. Look at agents in the segment you want and see how many deals a good year really contains.
  • Ask about the split. Ask any agency for the commission split, fees and costs in writing before you sign. Terms vary, and we cannot give you a typical split.
  • Plan for a slow start. Pay depends on closing deals, and a new agent needs a pipeline of clients first. Treat the average above as a ceiling for a newcomer, not a promise.

What this means if you are hiring an agent

An agent’s income does not tell you their skill. But the numbers may explain why many agents chase volume: the pool is shared among many agents. That is one more reason to check the register and agree the fee in writing, and to decide whether you need an agent at all. If you are budgeting a purchase, add the fee to your other costs and test the loan in our mortgage calculator.

Bottom line

The best estimate of average agent pay is a modest few thousand dollars a month before costs, with a very uneven spread. The stories of million-dollar commissions are real, but the pool cannot support more than a small number of them. If the data matters to a career decision, test it against the register, not against anecdotes.

Sources

ceareal estate agentssalaryproperty transactionshdb resale transaction
7 reader commentsArchived — comments are closed

  1. Ron Phipps

    The other figures you left out were the rental figures for agents. Because these are not small numbers, it will add to the monthly numbers based upon averages.

    1. Propwise.sg

      Hi Ron, thanks for your comment! Indeed the above figures do not take into account earnings from rentals, which can be a significant sum for some agents.

  2. Alex

    Hi Ron, Property agents’ earnings are generally huge if we just look at earned commission revenue alone. I wouldn’t enter this trade for the fact alot of expenses are incurred on property advertisements and the running of vehicles. And commission revenue does not proportionately correspond with advertising expenses. The net income will hence largely be reduced.

  3. Estuary

    Sad to say, property agents work very hard for only a decent income and yet suffer the wraths of both the consumer and the authorities

  4. Eric Tng

    I believe most hardworking agents are making a decent income. Apart from commission, there are also referral fees.

    Also, from my observation only about 40% of registered agents are active. The rest are just opportunist hoping to make some side income by serving their friends and relatives. (At least, that’s the case for associates in my team, over the years)

    1. Propwise.sg

      Thanks for your comment Eric! Based on your experience how much does the average active agent make every month?

  5. Estuary

    A agent earns an average of $4K-$5K a a month. But bare in mind that they do not have employer CPF contributions

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