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A Potential Game-Changer: Singapore’s Proposed Minimum Transaction Rule for Property Agents in 2025

Posted by Jayson Ang on July 20, 2026

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TLDR

In Singapore’s real estate market, experience alone no longer guarantees an agent’s competence. Many agents maintain licenses without significant transaction activity, leading to outdated knowledge of market trends and regulations. Savvy buyers now prioritize agents’ recent transaction records and specialization. The Council for Estate Agencies (CEA) is considering a minimum transaction requirement for license renewal to ensure agents stay current. This could benefit consumers by aligning agent expertise with market realities, such as new HDB flat categories and GFA harmonization rules. Recent high-profile sales, like the JadeScape penthouse’s 15% annualized return, highlight the importance of knowledgeable agents. Deciding whether to buy or sell depends on individual circumstances, but working with an active, data-driven agent can provide strategic advice and better market insights.

The phrase “I’m not sure I want the ‘old bird’ agent” might seem counterintuitive. In most professions, experience is highly valued. Yet, in Singapore’s real estate industry, the landscape is shifting. Historically, there wasn’t a formal examination requirement for agents, meaning years of service didn’t necessarily equate to up-to-date market knowledge or transaction volume.

Savvy buyers are increasingly looking beyond mere years of experience, focusing instead on an agent’s recent transaction history and specialization in particular areas or property types. There’s a growing awareness that some licensed agents maintain their credentials for years with very few actual transactions. While legitimate reasons for this exist, it presents a potential drawback for buyers. Agents who are out of the game for extended periods before re-engaging might be behind on crucial market developments. For instance, older strategies like “sell-one-buy-two” are significantly tougher to execute with today’s pricing, and the new Plus/Prime/Standard HDB flat categorization has fundamentally altered the HDB resale market.

Furthermore, some long-serving agents might not be fully aware that comparing properties solely by price per square foot (PSF) is becoming less relevant due to new GFA harmonization rules, or they may lack current information on new launches and upcoming supply. While senior management at real estate firms typically provide ongoing training, the industry’s free-form nature means some agents might not fully absorb or apply these updates.

The Council for Estate Agencies (CEA) appears to recognize these challenges. They are reportedly considering implementing a minimum transaction condition for agents to renew their licenses. If enacted, the specific transaction requirement will be crucial, as market downturns or simply bad luck could prevent some agents from meeting the targets.

The Potential Upside: Aligning Agent Expertise with Market Realities

This proposed rule could be a positive development for consumers. It aims to ensure that agents actively engaging in the market are current with trends, regulations, and pricing nuances. An active agent is more likely to provide relevant advice, whether it’s navigating the complexities of HDB flat types or understanding the true value of new launch condos under the new GFA harmonization.

The recent record-breaking sale of a penthouse unit at JadeScape highlights the potential for significant gains, especially with the right guidance. This 4,230 sq. ft., 99-year leasehold unit, bought for $5.8 million in December 2019, sold for $10.15 million on December 9th this year, yielding an annualized return of 15%. While such transactions are outliers and likely driven by pure “own stay” motivations given the budget, they underscore the financial stakes in the market. An agent facilitating such a deal, earning a 2% commission, would have a very merry 2025 indeed. As the old saying goes, “Everything is worth what someone will pay for it.”

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.