Picking the best property agent in Singapore is one of those decisions where the stakes are high and the field is enormous. There are more than 36,000 registered salespersons here, spread across a handful of giant agencies and dozens of boutiques, and every one of them will tell you they are the right choice. So I spent a good while sorting through it: comparing the major agencies on scale, specialisation, track record and reviews, and working out which ones are genuinely worth your time for which job.
Here is the thing I want you to take away before anything else. In Singapore you do not really hire an agency, you hire an individual agent. The brand on the name card tells you something about training, tools and reach, but the person handling your sale or purchase matters far more. That is why the single most useful habit is to check any agent on the CEA Public Register run by the Council for Estate Agencies, which shows their licence status, their agency, and any disciplinary record. I explain exactly how to do that further down.
This list is my read on the ten agencies I would trust in 2026, and what each is genuinely best for, whether you are selling an HDB flat, buying a new launch, or moving a family into a landed home. If you already know your situation, I have written more specific guides too, like my picks for the best HDB resale agents and the best new launch agents in Singapore.
Key Takeaways
- 1 The agency brand matters less than the individual agent. Verify any agent on the CEA Public Register before you sign.
- 2 For the widest heartland and HDB coverage, PropNex and ERA have the largest agent networks in Singapore.
- 3 For selling with premium video and home-styling marketing, PropertyLimBrothers is in a class of its own.
- 4 For luxury, prime-district and international buyers, Knight Frank, List Sotheby's and Savills lead.
- 5 A seller pays about 2% commission, a buyer of a resale usually 1%, and new-launch buyers typically pay the agent nothing.
What I look for in a property agent in Singapore
Scale and slick branding are not the same as a good agent. When I judge who is worth recommending, and who you should hand your biggest asset to, here is what actually matters.
- A clean CEA registration. Every legitimate agent is registered with the Council for Estate Agencies. The public register shows their licence number, current agency and any past disciplinary action. If you check nothing else, check this.
- Genuine specialisation. An agent who sells HDB flats in Punggol all day is not the person to market a Sentosa Cove bungalow, and vice versa. The best results come from someone who works your property type and area constantly.
- A real transaction track record. Ask how many deals they closed in the last year, and in your segment specifically. Recent, relevant volume beats a wall of awards.
- Marketing that fits the property. A resale HDB needs clean photos and portal reach. A S$5 million condo needs video, styling and a database of qualified buyers. Match the marketing to the asset.
- Straight talk on price. A good agent tells you what your place will realistically sell for, not the number you want to hear to win the listing. Over-promising on price is the oldest trick in the trade.
- Clear communication. You want someone who answers, explains the process, and does not vanish once the commission is in sight.
One habit worth building: before you sign anything, look the agent up yourself. You can search their name or licence number on the CEA Public Register, and cross-check recent transacted prices for your block or project on the URA private property and HDB resale portals. Ten minutes of homework tells you more than any pitch.
How the top property agencies in Singapore compare
| Agency | Scale | Best for |
|---|---|---|
| PropNex | ~12,000 agents, SGX-listed | Widest heartland + HDB coverage |
| ERA Singapore | ~8,000 agents, 4.9 rating | Island-wide coverage, agent training |
| Huttons Asia | ~5,000 agents | New launches and project marketing |
| OrangeTee & Tie | Full consultancy + research arm | Data-driven advice |
| PropertyLimBrothers | Boutique, content-led | Selling with premium video marketing |
| SRI | ~1,500 agents, boutique | Full-service private property |
| Knight Frank | Global network | Luxury and institutional |
| List Sotheby's | Global luxury brand | Prime residential, overseas buyers |
| Savills | Global, full-service | Prime homes, commercial, valuation |
| Edmund Tie (ETC) | Established local firm | Valuation, advisory and agency |
1. PropNex Realty
PropNex is the one I would start with if you want the widest reach, especially for HDB and heartland property. It is the largest homegrown agency in Singapore, publicly listed on the SGX, with roughly 12,000 agents. That scale is not just a vanity number: it means whatever your block or estate, there is almost certainly a PropNex agent who works it every week and knows exactly what units there are going for.
The size cuts both ways, of course. With 12,000 agents the quality varies, so this is precisely the brand where you should pick the individual carefully rather than trusting the logo. The upside is training and tools. PropNex invests heavily in both, and its stronger agents are among the most polished in the market. It picked up the Platinum award in the Reader's Digest Trusted Brands rankings, which reflects broad public recognition.
For a straightforward HDB resale or a mass-market condo, PropNex gives you the deepest bench to choose from. Just insist on seeing the specific agent's recent transactions in your segment.
Website: propnex.com
HQ: HDB Hub, 480 Lorong 6 Toa Payoh
Scale: ~12,000 agents, SGX-listed
Best known for: The widest agent network and deepest HDB and heartland coverage
2. ERA Singapore
ERA is the other giant, and my pick when you want island-wide coverage backed by serious training. It has been operating in Singapore since 1982, sits within a global network spanning more than 30 countries, and fields around 8,000 agents here. Across its Google reviews it holds a remarkable 4.9 rating on a very large volume, which is unusual for an agency of that size.
What I like about ERA is the consistency of its agent development. It runs one of the most structured training pipelines in the industry, and it shows in how methodically its better agents handle a transaction, from valuation through to completion. Its coverage is genuinely nationwide, so whether you are in the east, the north or the centre, there is an ERA specialist for your area.
Like PropNex, the scale means you should still choose the person, not just the badge. But ERA is a safe, capable starting point for almost any residential transaction.
Website: era.com.sg
HQ: ERA APAC Centre, 229 Mountbatten Road
Scale: ~8,000 agents, 4.9 Google rating
Best known for: Island-wide coverage and strong agent training
Contact ERA Singapore directly
3. Huttons Asia
Huttons is the agency I associate most with new launches. If you are buying a brand-new condo from a developer, Huttons is one of the biggest project-marketing forces in Singapore, and its agents are often the ones running the showflats and holding the early-bird previews. With around 5,000 agents and a strong slate of international partnerships, it has real weight in the primary market.
That project-marketing focus is a genuine advantage when you are buying new. A good Huttons launch agent knows the unit mix, the pricing psychology and the stack-by-stack pros and cons of a development inside out, because they have often been briefed directly by the developer. Remember that for a new launch, the developer pays the commission, so this expertise costs you nothing as a buyer.
Huttons handles resale and rental too, but new project launches are where it is genuinely differentiated. For that job, it is one of my first calls.
Website: huttonsgroup.com
HQ: CPF Bishan Building, 3 Bishan Place
Scale: ~5,000 agents
Best known for: New launches and developer project marketing
4. OrangeTee & Tie
OrangeTee & Tie is my pick for the data-minded buyer or seller. Founded in 2000, it is a full-spectrum consultancy with one of the most respected in-house research arms in the Singapore market. Its analysts regularly publish market reports and price trend analysis that even rival agencies quietly read, and that research culture filters down to how its agents advise clients.
If you are the kind of person who wants the numbers behind a recommendation, the transacted comparables, the rental yield data, the supply pipeline for an area, an OrangeTee agent is well equipped to give it to you. The firm leans hard into property technology and analytics, which suits buyers and sellers who want to make an evidence-based decision rather than an emotional one.
It covers the full range of residential work, but the research depth is what sets it apart from other mid-to-large agencies.
Website: orangetee.com
HQ: OrangeTee Building, 430 Lorong 6 Toa Payoh
Scale: Full consultancy with a dedicated research arm
Best known for: Data-driven advice and market research
Contact OrangeTee & Tie directly
Recommended reads
5. PropertyLimBrothers
PropertyLimBrothers is the agency I point sellers to when the property deserves a proper marketing production. This is the firm that arguably reset the standard for how homes are marketed in Singapore, with cinematic home-tour videos, sharp home styling before shoots, and a genuinely large online following. If your home has a story to tell, they tell it better than almost anyone.
The approach works because it does two things at once: it makes a property look its best, and it puts it in front of a huge, engaged audience through their content channels. For a distinctive condo, an interesting layout, or a home where presentation will move the price, that combination can be worth real money at closing.
It is a boutique outfit rather than a heartland giant, so it is less about blanket coverage and more about a considered, marketing-led sale. For the right property, that is exactly what you want.
Website: propertylimbrothers.com
HQ: Oxley BizHub 2, 62 Ubi Road 1
Scale: Boutique, content and marketing led
Best known for: Selling with premium video and home-styling marketing
6. SRI
SRI (Singapore Realtors Inc) is my boutique-scale pick that still brings full-service muscle. It has grown quickly into one of the top-five agencies by sales force, boosted recently when more than a hundred agents from Knight Frank's property network moved across, taking it to around 1,500 salespersons. That gives it real capability without the sprawl of the two giants.
SRI has a reputation for a strong technology platform and a focus on the private residential market. Its agents tend to be well supported on marketing and transaction management, which shows in the service level. For a condo or landed sale where you want a capable full-service agency but prefer something more considered than a 12,000-agent machine, SRI hits a nice middle ground.
It is a good fit for private property owners who want polish and personal attention in equal measure.
Website: sri.sg
HQ: Great World City, 1 Kim Seng Promenade
Scale: ~1,500 agents, boutique full-service
Best known for: Full-service private property with a tech-led platform
Contact SRI directly
7. Knight Frank Singapore
When the property is at the luxury end, Knight Frank is one of my first recommendations. It is a global name with a long-established Singapore presence, and it is built around serving high-net-worth individuals and institutional investors rather than the mass market. For prime-district homes, Good Class Bungalows and investment-grade assets, that positioning matters.
The advantage of a firm like Knight Frank is reach into a discreet, moneyed buyer pool, both local and international, plus in-house expertise across valuation, research and investment advisory. If you are selling a trophy home, you want an agency whose network can quietly surface the handful of buyers who can actually transact at that level, and that is Knight Frank's world.
It is not the agency for a heartland HDB flat, and it would not claim to be. For prime and luxury, though, it is genuinely top tier.
Website: knightfrank.com.sg
HQ: Raffles Quay, CBD
Scale: Global network, luxury focus
Best known for: Luxury, prime-district and institutional property
8. List Sotheby's International Realty
List Sotheby's International Realty is my other luxury pick, particularly where international buyers are in play. As the Southeast Asia arm of the Sotheby's International Realty network, it plugs a Singapore listing into a global luxury brand with offices across Japan, Hawaii, the Philippines and beyond, and a marketing style built for prestige property.
The Sotheby's name carries genuine weight with overseas high-net-worth buyers, and the firm pairs that brand with strong digital marketing and a boutique, high-touch service model. For a prime condo, a penthouse or a distinctive luxury home where a chunk of the likely buyers may be based abroad, that international reach is a real edge.
Like Knight Frank, this is a specialist choice for the top of the market rather than an all-rounder, and within that niche it is excellent.
Website: listsothebysrealty.sg
HQ: TripleOne Somerset, 111 Somerset Road
Scale: Global luxury network
Best known for: Prime residential and international luxury buyers
9. Savills Singapore
Savills is the full-service global firm I would turn to when a decision spans prime homes, commercial property and valuation all at once. It brings genuine international expertise to the Singapore market and handles luxury residential, offices, retail and industrial space under one roof, along with a well-regarded valuation and research practice.
That breadth makes Savills especially useful for investors and expatriates who are weighing more than a single home purchase, or who value a firm that can advise across asset classes. Its global network appeals to overseas buyers, and its professional services arms mean advice tends to be grounded in proper valuation and market data rather than sales instinct alone.
For a straightforward HDB sale it is more firepower than you need, but for prime residential or any crossover with commercial and investment work, it is a strong, credible choice.
Website: savills.com.sg
HQ: Central Business District
Scale: Global, full-service
Best known for: Prime homes, commercial property and valuation
10. Edmund Tie (ETC)
Edmund Tie, now trading as ETC, rounds out my list as a long-established local firm with deep roots in valuation and advisory as well as agency work. It is one of the older names in Singapore real estate, and that heritage shows in the professional-services side of the business, from property valuation to research and consultancy.
What I like about a firm like this is that agency work sits alongside genuine valuation expertise, so the advice tends to be grounded and measured rather than purely transactional. It handles residential, commercial and investment property, and it is a sensible choice for owners who want an established, advisory-minded firm rather than a high-volume sales machine.
For sellers and buyers who value professional rigour and a firm that has been through several market cycles, ETC is a dependable option.
Website: etcsea.com
HQ: UIC Building, 5 Shenton Way
Scale: Established local firm
Best known for: Valuation, advisory and agency under one roof
Big agency or boutique: which should you choose?
There is no single right answer, and it depends far more on your property and your situation than on which brand is biggest. Here is how I think about it.
Go with a large agency (PropNex, ERA, Huttons) when you want the deepest pool of agents to choose from, the widest buyer reach, and blanket coverage of the HDB and mass-market condo segments. The scale means there is always someone who knows your exact block or project.
Go with a boutique or specialist (PropertyLimBrothers, SRI, OrangeTee) when the property calls for a particular strength, standout marketing, a research-led approach, or a more personal, high-touch service. You trade blanket reach for focus.
Go with a luxury or global firm (Knight Frank, List Sotheby's, Savills) when the property sits at the prime end, or when a meaningful share of the likely buyers are overseas high-net-worth individuals who respond to an international brand.
Whichever route you take, the same rule applies: the agency narrows the field, but you are hiring a person. Meet two or three agents, ask each for recent transactions in your exact segment, and pick the one who is honest about price and easy to talk to.
How much do property agent fees cost in Singapore?
Commission in Singapore is not fixed by law, it is negotiable, but there are well-established market norms. Treat these as typical ranges, and always agree the rate in writing before you appoint anyone.
| Transaction | Who pays | Typical commission |
|---|---|---|
| Selling an HDB or private home | Seller | ~2% of sale price (+ GST) |
| Buying a resale property | Buyer | ~1%, sometimes 0% for private |
| Buying a new launch | Developer | Free to the buyer |
| Renting (tenant, 1-year lease) | Usually tenant | ~0.5 to 1 month's rent |
| Renting (landlord, 2-year lease) | Landlord | ~1 month's rent |
The big one to remember: for a new launch, the developer pays the agent, so a good buyer's agent costs you nothing. There is rarely a reason to walk into a showflat unrepresented.
Frequently asked questions
How do I check if a property agent is registered in Singapore?
Search their name or CEA registration number on the CEA Public Register. It confirms the agent is licensed, shows which agency they are with, and lists any disciplinary history. Only ever work with a registered agent, and be wary of anyone who cannot produce a valid registration number.
How much commission does a property agent charge in Singapore?
Commission is negotiable, not fixed. As a rough guide, a seller pays around 2% of the sale price, a buyer of a resale property usually pays about 1% (sometimes nothing on private deals), and for a new launch the developer pays the agent, so the buyer pays nothing. For rentals, commission is typically half a month to one month's rent depending on the lease length and who is represented. Always agree the rate in writing first.
Which is the best property agency in Singapore?
There is no single best agency, only the best fit for your situation. PropNex and ERA have the largest networks and the widest HDB and heartland coverage. PropertyLimBrothers leads on marketing-driven sales. Knight Frank, List Sotheby's and Savills are strongest for luxury and prime property. The more important choice is the individual agent within whichever agency, so compare a few and check each on the CEA register.
Do I need a property agent to buy or sell in Singapore?
Legally, no, but most people use one. For a sale, a good agent handles pricing, marketing, viewings and negotiation, and typically nets you more than the commission costs. For a new launch, the developer pays the agent anyway, so there is no reason not to be represented. The main case for going solo is a private resale where both sides are comfortable with the paperwork and the conveyancing lawyer handles the legal side.
Can one agent handle both my sale and my next purchase?
Yes, and it is common when you are selling one home and buying another. A single agent coordinating both sides can align the timelines, which matters a great deal in Singapore given the ABSD rules and the sequence of selling before buying. Just make sure they are genuinely strong in both segments, since selling an HDB flat and buying a condo are quite different jobs.
Need a website for your property business?
Here is something I see constantly as a web designer: the best agents in Singapore are quietly losing leads because their online presence does not match their skill. When a seller searches for an agent in their area, or a buyer researches a project, they judge you in seconds by what shows up. A strong personal website is how you own that first impression instead of renting it from a portal.
I build fast, search-optimised websites for property agents and agencies, with the local SEO, area guides and clear contact paths that turn Google searches into enquiries you actually own. It is the same organic lead engine I write about in my guide to real estate agent websites and SEO in Singapore.
Want the same for your practice? Get a quote, or read more about my web design and SEO services.
The best property agent in Singapore is not a single name, it is the right agent for your specific job. For the widest heartland and HDB reach, start with PropNex or ERA. For a marketing-led sale, PropertyLimBrothers. For data-driven advice, OrangeTee. For a considered full-service option, SRI. And for luxury or international buyers, Knight Frank, List Sotheby's or Savills.
Whichever agency you shortlist, remember the one habit that protects you: you are hiring a person, not a logo. Meet a few agents, ask for recent transactions in your exact segment, and check each one on the CEA Public Register before you sign. For more specific picks, see my guides to the best HDB resale agents, best new launch agents, and the best conveyancing lawyers in Singapore.
Sources & References (11)
- https://www.cea.gov.sg/consumers/property-transactions/find-a-property-agent-or-agency
- https://www.propnex.com
- https://www.era.com.sg
- https://www.huttonsgroup.com
- https://www.orangetee.com
- https://www.propertylimbrothers.com
- https://www.sri.sg
- https://www.knightfrank.com.sg
- https://www.listsothebysrealty.sg
- https://www.savills.com.sg
- https://www.etcsea.com
The Terris in Terris Recommends
Terris
Chief Recommender · I do the digging so you don't have to
Terris is a Singapore-based web designer and digital strategist who has spent 8+ years building websites for local businesses. His Terris Recommends series shares personal picks for the best service providers across Singapore, informed by his experience working with businesses across industries.
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