Property agent commission in Singapore: what is normal, who pays, and when.新加坡房产经纪佣金:多少算正常,谁来付,何时付。

There is no official rate. CEA says so.没有官方费率,这是 CEA 说的。

Ask five people what an agent should charge and you will get five confident answers. The regulator's answer is different: the Council for Estate Agencies states that there are no fixed commission rates nor prescribed guidelines on commission amounts. CEA leaves the fee to negotiation between you and your agent, and its advice is to agree the amount and terms before the agent starts work, recorded in a Prescribed Estate Agency Agreement.问五个人经纪该收多少,你会得到五个信誓旦旦的答案。监管机构的答案却不一样:房地产代理理事会(CEA)明确说明,佣金没有固定费率,也没有金额方面的指引。CEA 把费用完全交由你和经纪协商,并建议在经纪开始工作之前谈定金额与条款,写进法定的房地产代理协议(Prescribed Estate Agency Agreement)。

So every number in the rest of this guide is market practice: what tends to get agreed in Singapore in 2026, not what any rule requires. Nobody can wave an official rate card at you, and equally, a fee inside the normal band is simply the going rate doing its job.因此,本文接下来的每一个数字都只是市场惯例:是 2026 年新加坡市场上通常谈成的水平,而不是任何规则的要求。没有人能拿一张"官方价目表"压你;反过来,落在正常区间内的佣金,也只是行情在正常运转而已。

Sale commissions: the market norms in 2026买卖佣金:2026 年的市场行情

For sales, who pays depends on the property type. These are conventions, all negotiable, all before GST:买卖交易中,由谁付费取决于物业类型。下表都是惯例,都可协商,均未含 GST:

Two mechanics explain that table. First, an HDB seller can manage the sale alone or engage a salesperson for a fee, in HDB's own words, which is why the 2 percent figure is a convention rather than a requirement. Second, private buyers usually pay nothing because of co-broking: the listing agent shares the seller-paid commission with the buyer's agent, and CEA notes that the split is strictly an agreement between the agents, not an extra bill for you. If you are still deciding who to hire, run the checks in the guide to choosing an agent first.这张表背后有两个机制。第一,HDB 卖家可以自行办理转售,也可以付费委托经纪,这是 HDB 官网的原话,所以 2% 只是惯例而非规定。第二,私宅买家通常不付钱,是因为合作分佣(co-broking):挂盘经纪把卖家支付的佣金分给买家经纪,CEA 说明如何分完全是经纪之间的约定,不会成为你额外的账单。如果你还在挑人,先看看如何选经纪的指南。

Rental commissions: lease length sets the convention租赁佣金:租期决定惯例

CEA fixes nothing for rentals either: the same no-fixed-rates position applies. As market practice in 2026: on a two-year lease at typical condo rents, the landlord pays about one month of rent, and a tenant who found the unit through a co-broking agent pays nothing. On a one-year lease the landlord norm is about half a month. The exception sits at lower rents, commonly below about S$3,500 a month, where landlords often pay no tenant-side fee at all; a tenant who engages their own agent there usually pays that agent roughly half a month per year of lease. All of it is estimate and convention, so confirm who pays what before the first viewing. Renting soon? The deposits, fees and Tenancy Agreement walkthrough is in the condo rental guide.租赁同样没有官方标准:"无固定费率"的原则同样适用。以 2026 年的市场惯例来说:普通公寓租金水平下的两年租约,房东支付约一个月租金,通过合作分佣看房的租客无需付费;一年租约的房东惯例约为半个月。例外出现在较低租金段,通常是月租低于约 S$3,500 的房源,房东往往不付租客一方的佣金,此时自己委托经纪的租客,一般按每年租期约半个月付给自己的经纪。这些都是估算和惯例,所以第一次看房前就要确认谁付什么。准备租房?押金、费用与租约的完整讲解在租公寓指南里。

Who gets paid, when, and the GST on top钱付给谁、何时付,以及要加的 GST

Two timing rules protect you, both from CEA's consumer guidance. Commission is payable when the transaction is completed, not when marketing starts. And it is paid to the property agency, never to the agent personally. An agent asking for the fee into a personal account is a walk-away signal, whatever discount comes with it.有两条时间规则在保护你,都出自 CEA 的消费者指引。佣金在交易完成时才需支付,而不是营销一开始就付。而且钱是付给代理公司,绝不是付给经纪个人。要求把费用转入个人账户的经纪,无论给多少折扣,都应该转身离开。

Then there is GST. Agency commission is a brokering service, and IRAS treats it as subject to GST when the agency is GST-registered, which the major agencies are. The prevailing rate is 9% for supplies made on or after 1 Jan 2024. On an S$800,000 HDB resale at the 2 percent seller norm, that means S$16,000 of commission plus S$1,440 of GST, S$17,440 all in. Always ask whether a quote is inclusive or exclusive of GST, and get the answer in writing. The calculator below does the arithmetic for any scenario.然后是 GST。代理佣金属于中介服务,按 IRAS 的规定,只要代理公司已注册消费税,佣金就需缴 GST,而各大代理公司都已注册。现行税率为 9%,适用于 2024 年 1 月 1 日起的供应。以 S$800,000 的 HDB 转售、按 2% 的卖家惯例计算,佣金 S$16,000 加 GST S$1,440,合计 S$17,440。永远要问清报价是否含 GST,并让对方书面确认。下面的计算器可以帮你算任何一种情形。

Negotiating the fee, and the red flags怎么谈佣金,以及警示信号

Negotiate before you sign, because the signature is your leverage. For a sale you will usually sign an exclusive agency agreement, and CEA's prescribed form runs for up to three months: settle the percentage, the GST treatment, and exactly what marketing is included before signing. A fair negotiation trades fee against scope. A full campaign with photography, portals and co-broke outreach earns a fuller fee than a buyer already in hand.要在签字之前谈,因为签字就是你的筹码。卖房通常会签独家代理协议,CEA 的法定格式期限最长三个月:签之前把比例、GST 如何处理、包含哪些营销内容一一敲定。合理的谈判,是拿费用去换服务范围。包含摄影、房产平台与合作分佣推广的完整营销,值得比"买家已经找上门"更足额的佣金。

The red flags are few and bright. An agent trying to collect from both sides: dual representation is prohibited under the Estate Agents (Estate Agency Work) Regulations 2010, and CEA is explicit that an agent who collects commission from you cannot take any fee from the other party or the other party's agent. A fee that keeps shifting, or that nobody will write down. Commission routed to a personal bank account. Pressure to sign an exclusive on the spot. And before any of this, spend two minutes confirming the agent exists on the CEA Public Register.警示信号不多,但都很刺眼。想两头收钱的经纪:根据《房地产代理(代理工作)条例 2010》,同时代表双方(dual representation)是被禁止的,CEA 也明确说明,向你收取佣金的经纪,不得再向另一方或对方经纪收取任何费用。报价反复变动、没人肯写下来的;要求把佣金转进个人银行账户的;催你当场签独家协议的。在这一切之前,先花两分钟在 CEA 公共注册库确认这位经纪真实在册。

The commission conversation is the cheapest test of an agent you will ever run. I put my fee and the GST treatment in writing before the first viewing, and I tell clients to compare it against the norms in this article. Compare scope just as hard as the percentage: what marketing, how many co-broke channels, who chases the paperwork. A discounted fee on a poorly marketed flat is the most expensive discount in property.谈佣金,是考验一位经纪成本最低的测试。我会在第一次看房之前,把我的收费和 GST 处理方式白纸黑字写清楚,并且让客户拿这篇文章里的行情来对比。除了比例,更要比服务范围:做哪些营销、开多少合作分佣渠道、谁来盯文件流程。营销不到位的房子配上打折的佣金,是房产交易里最贵的折扣。