Red Flags to Watch For When Choosing a Property Agent

Choosing the right agent is one of the most consequential decisions in a property transaction, and one most people make quickly, often on a recommendation or whoever answers the phone first. The good news is that Singapore has a clear regulatory framework, so verifying an agent is straightforward once you know what to look for. This guide sets out the standards you should expect, and the signs that suggest you should keep looking.

Start with the check that takes one minute

Every practising agent must be registered with the Council for Estate Agencies through a licensed agency, and each holds a unique registration number. Carrying out estate agency work without valid registration is an offence.

You can verify this yourself on the CEA Public Register. Search by the agent's name or registration number, and confirm two things: that the individual is currently registered, and that the agency they work for is licensed. It is also worth checking that the mobile number listed on the register matches the one you have been contacted from. If it does not match, or you cannot find them at all, that is where the conversation should stop.

What good practice actually looks like

Beyond registration, there are a few standards a professional agent will meet as a matter of course.

A written agreement before any work begins

Under the Estate Agents Act, your agent should sign a prescribed Estate Agency Agreement with you before starting work on your behalf. It sets out the services, the duration, and the commission. A reluctance to put the arrangement in writing, or a suggestion that the paperwork can be sorted out later, is a meaningful warning sign.

Single representation only

Under CEA regulations, an agent is strictly prohibited from representing both the buyer and the seller, or the landlord and tenant, in the same transaction. An agent can act for, and collect commission from, only one party in a deal. Collecting or attempting to collect fees or co-broke commissions from both sides is a regulatory breach. If it is ever unclear whose interests your agent is acting for, ask directly, and expect a straight answer.

A price backed by evidence

A good agent prices your property on recent comparable transactions and can show you the data behind the number. Be cautious of a valuation that is noticeably higher than every other opinion you have received with nothing to support it. An inflated figure can win a listing, but the market ultimately decides, and the correction usually costs the seller time and negotiating position.

Honest about the downside

Any property decision has trade-offs. An agent who presents only the upside, or who cannot tell you what might go wrong, is not giving you the full picture you need in order to decide.

The red flags

A few patterns are worth treating seriously:

• No verifiable registration. Cannot be found on the CEA Public Register, or gives a number that does not match.
• Reluctance to sign the prescribed agreement or to put commission terms in writing.
• Collecting from both sides. Any suggestion of acting for, or taking a fee from, both the buyer and the seller in the same deal.
• Pressure and urgency. Insisting you decide immediately, or that an opportunity will vanish today. Genuine advice does not need a countdown.
• Unusual payment requests. Any request to pay deposits or fees into a personal account, or in cash without a proper receipt.
• Guarantees of returns. Nobody can guarantee capital appreciation or rental income. A confident claim to the contrary tells you something important.
• Vague answers on ownership or documents. If it is difficult to get straight confirmation of who owns the property, slow down.
• Little written record. Important terms communicated only verbally, with nothing you could refer back to later.

Questions worth asking before you engage anyone

• What is your CEA registration number, and which agency are you with?
• Are you representing me, and only me, in this transaction?
• What recent transactions support the price you are recommending?
• What are the main risks in this deal, and what could go wrong?
• What exactly does your commission cover, and what does the agreement say?

An agent worth engaging will welcome all five.

If something does go wrong

If you have a concern about an agent's conduct, CEA has a formal complaints process, and disputes over commission or service can also be raised with the agency directly. Keeping your correspondence and agreements in writing makes any such conversation far easier.

A considered view

The vast majority of agents in Singapore are professional and do right by their clients. The checks above take very little time and simply confirm you are working with one of them. If you would like a second opinion on a transaction, or an honest view of the advice you have been given, I am always happy to help.