Your search results

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

Posted by Jayson Ang on July 20, 2026

| 0

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 Many agents maintain licenses without significant transaction activity, leading to outdated knowledge of market trends and regulations.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.

You May Also Like …

All Buying Tips Selling Tips

Could It Be Wise to Sell Your Property After Just 3 to 4 Years?

Jayson Ang – February 5, 2024 –

TLDR In this blog post, the writer delves into the Singapore property market, particularly focusing on the effectiveness of quick...

Mandarin Top 5

Exploring Singapore: The Top 5 Surprising Facts You Never Knew

Jayson Ang – March 13, 2025 –

Singapore, a city-state in Southeast Asia, is known for its rich cultural heritage, diverse population, and vibrant food scene. This...

Mandarin Top 5

Top 5 : Reasons why Freehold Properties Cost More in Singapore

Jayson Ang – February 21, 2025 –

Freehold properties, a term often heard in the real estate market, are properties that are "free from hold" of any...

All Buying Tips Opinion Selling Tips

The 15-Month Wait-Out Period: An Unnecessary Burden in a Challenging Economy

Jayson Ang – February 6, 2026 –

TLDR The 15-month wait-out period introduced in September 2022 requires private property owners to wait before buying a resale or...

Mandarin Top 5

5 Pros Of Buying A Resale Property

Jayson Ang – March 6, 2024 –

Luxury properties in Districts 9 and 10 of Singapore are highly coveted, and for good reason. From stunning views and...

Mandarin Top 5

Top 5 : Exploring the Streets of Singapore – A Journey Beyond Just Shopping!

Jayson Ang – February 11, 2025 –

Singapore, a vibrant city-state known for its diverse culture and rich history, offers a plethora of unique experiences that go...

Mandarin Top 5

5 Reasons Why Districts 9 and 10 are the Next Big Thing in Singapore Real Estate

Jayson Ang – March 2, 2024 –

Singapore is renowned for its thriving real estate market, with many desirable neighborhoods and top-notch properties. However, when it comes...

All Buying Tips

Single, Over 35, and Searching for a Home? Here’s Your Guide to Choosing Between an HDB and a Condo!

Jayson Ang – January 21, 2025 –

At the age of 35, a single Singaporean starts a significant year, highlighted by the long-awaited chance to buy their...

All Buying Tips Opinion Reports

Are Million-Dollar HDB Landed Homes Still Worth A Look In 2025 Despite Their Age?

Jayson Ang – October 5, 2025 –

TLDR Old HDB landed homes, like those in Whampoa, are rare and now fetch over $1.5 million, but their value...

Mandarin Top 5

Top 5 Cafes in Singapore for Brunch

Jayson Ang – March 10, 2024 –

Singapore, a melting pot of cultures and flavors, offers an incredible array of culinary experiences to tantalize your taste buds....

All Buying Tips Opinion

4 Key Factors to Consider When Purchasing a Private Property for the First Time

Jayson Ang – August 27, 2023 –

TLDR When considering buying or selling property in Singapore, it's crucial to understand factors like Additional Buyer’s Stamp Duty, Loan-To-Value...

All Buying Tips Opinion Selling Tips

Are Resale HDBs Really Unaffordable In 2025?

Jayson Ang – September 28, 2025 –

TLDR Singapore’s housing debate is fueled by headlines about million-dollar flats, but most resale 4-room flats in over 10 estates...

Mandarin Top 5

The Top 5 Myths About Buying Property in Singapore – Debunked!

Jayson Ang – June 4, 2023 –

The Top 5 Myths About Buying Property in Singapore – Debunked! Here are the top 5 myths about buying property...

All Buying Tips

What’s Next for HDB Owners?

Jayson Ang – December 7, 2022 –

Buying a home always seems daunting especially such it is a big-ticket item and the prices for private homes can easily...

Mandarin Top 5

5 Tips for Renting Property in Singapore

Jayson Ang – March 15, 2024 –

Renting property in Singapore can be a challenging task, especially for those who are new to the country. With Singapore's...

Mandarin Top 5

Top 5 Best Scenic Drives in Singapore

Jayson Ang – October 19, 2024 –

Singapore, a bustling city-state known for its modern architecture and vibrant culture, also offers some of the most picturesque driving...

All Blog Posts Buying Tips

Buying a Second Property – 3 Key Factors to Consider

Jayson Ang – June 18, 2023 –

TLDR When navigating the complexities of purchasing a second property in Singapore, ensure you meet eligibility criteria, consider affordability factors...