How agent fees work

"Who actually pays the agent fee, how much, and when do you not have to pay it?" Here's the whole thing in one go.

First, separate three kinds of money (don't lump them together)

• Deposit: returned to you at move-out if there's no damage — it's not a fee.
• Advance rental: offset against rent, also not an extra cost.
• Agent fee / Commission: the service fee paid to a licensed agent — that's the real "agent fee."

The general rules for agent fees

• Licensed agents in Singapore are regulated by CEA. By industry practice, the landlord's agent is paid by the landlord.
• If you engage your own agent to view and sign on your behalf, you generally pay a commission. There is no market-wide fixed rate; each agency sets its own.
• Ours is published, and it follows the lease term: half a month's rent on a one-year lease, one month's rent on a two-year lease — exclusive of GST, added at the prevailing rate. Agreed in writing before we start, and not revised upward once a deal is on the table.
• In the same transaction, an agent may represent only one party. If the agent receives commission from that party, the agent must not receive commission or co-broking fees from the other party or the other party’s agent.
• Commission and stamp duty are two different things — stamp duty is still payable (calculated on the rent, paid to IRAS).

What we charge

• When you need a private rental you formally appoint Anjiapo's estate agency to act for you as tenant, and pay the tenant commission set out and agreed in advance.
• The rate follows the lease term: half a month's rent on a one-year tenancy, one month's rent on a two-year tenancy — exclusive of GST, added at the prevailing rate.
• What it buys is somebody on your side of the table: checking the listing and the transaction, negotiating rent and terms, explaining the tenancy, and being there at move-in.
• Landlord-paid listings do exist in this market. In those the agent acts for the landlord, not for you — on any one transaction an agent may represent only one side.

Why "free house-hunting" isn't necessarily cheaper

Some agents advertise "free house-hunting" or "no tenant agent fee." That model is usually funded by the landlord's side, or by the stock of listings the agent already holds — which means the choice you get is largely the stock they hold. That does not make those listings more expensive. It does mean the sum is not finished when no commission changes hands: the rent, the term, the transaction costs and the range you can choose from all belong in it.

The following is a hypothetical example showing how total cost should be calculated. It does not mean every listing without a tenant commission is more expensive. Compare the rent, lease term, transaction costs, available choice and which party the agent represents.

Here's an example (illustrative prices, updated with the market):

• Going through a "free" agent: they give you a place at S$1,600/month → over a year, S$1,600 × 12 = S$19,200.
• Choosing your own place + paying a commission: a comparable listing at the market rate of S$1,300/month, with a one-time commission of about S$650 → over a year, S$1,300 × 12 + S$650 = S$16,250.

In this hypothetical example, the option without a tenant commission costs nearly S$3,000 more overall. Actual results depend on the specific properties and rents being compared.

What paying for tenant representation buys is someone whose duty on that transaction runs to you: acting for your side, checking the listing and the transaction, negotiating the terms and explaining the tenancy. The total cost still has to be compared case by case.

Charges out in the open — that's why we let you check

• Fees stated up front: how much you pay and why, explained in advance, in black and white.
• Licensed and verifiable: CEA registration number R068540A — open this salesperson's entry on the CEA public register.
• Regulated fees: a licensed agent's charges and practice are bound by CEA rules, not made up on the spot.

Want to know whether you have to pay on a given place, and how much? Send us the listing on WeChat and we'll work out the figure for your lease term, so you can decide with everything clear.

Advertiser: Chin Jun Yu · Huttons Asia Pte Ltd · CEA Reg. No. R068540A · Privacy Policy