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Rightsizing Property Agent Singapore: How to Choose One
Choosing a rightsizing property agent in Singapore that homeowners can trust comes down to three things. First, they plan your sale and your next home together. Second, they show you the numbers before you decide. And they put their fees in writing. Seven questions below let you check all three.
Rightsizing means two deals, not one. You sell a home. Then you buy one that fits your life better. If the timing slips, you could pay for two homes at once. Or you could sell in a rush. So the agent you pick matters a lot.
Fendy Lee has worked in Singapore property since 2007. His team closed 16,965 transactions from 2021 to 2025. Here's what to ask before you hire anyone, him included.
What rightsizing means (and what it doesn't)
Rightsizing is moving to a home that fits your life now. That's not always smaller. Some people want a lower monthly bill. Others want a better location, or a flat with no stairs. Examples: HDB to condo, landed to condo, or a big flat to a smaller one.
Downsizing is one type of rightsizing. But they aren't the same. Downsizing means smaller. Rightsizing means a better fit. Read more about working with a rightsizing property agent in Singapore. Planning to upgrade instead? A property upgrading consultant in Singapore can help. The same seven questions apply.
Ask yourself first: 5 checks before you call any agent
An agent can't plan well if you don't know what you want. So spend ten minutes on these first.
- Why do I want to move? Space, cost, location, stairs, or family?
- Do I have a must-move date?
- How much do I still owe on my loan?
- Roughly how much CPF have I used on this home?
- What monthly cost do I want in my next home?
Write your answers down. A good agent will ask for them anyway.
Rightsizing property agent in Singapore: 7 questions to ask
Ask these seven questions in your first meeting with any agent. Write down the answers. Good agents won't mind, and vague answers tell you something too.
1. How many rightsizing moves have you handled recently?
Sale-and-move deals have more moving parts than a simple sale. You've got two closing dates, two sets of paperwork, and one budget. Experience shows here.
Ask for a number from the last two years. Then ask what went wrong on one deal. Honest agents can tell you.
- Good answer: A clear number and recent examples, with no client names.
- Warning sign: "Every deal is the same." Or a vague reply.
2. How will you plan my sale and my next home together?
Timing is the biggest risk. Two dates need to line up. If your sale closes first, where do you live in between? And if your purchase closes first, can you carry both homes?
A good plan answers both. It should cover:
- Likely sale price range, and how long a sale may take
- Budget and target areas for the next home
- Cash and CPF position
- Plan for the gap between homes
- Backup plan if one side slips
- Good answer: A written timeline for both deals, plus a backup plan.
- Warning sign: They only talk about your selling price.
3. Can you show me the numbers before I decide?
So how much cash will you have at the end? That depends on your sale price, loan, costs, and CPF. Some of your sale money may go back into your CPF account. Ask how much.
Request a simple sheet. It should show:
- Likely sale price
- Loan payoff
- CPF refund
- Selling costs
- Cash left in your hand
- Good answer: They show net cash and the cash you'll need. And they show what happens if the price drops.
- Warning sign: "Don't worry, it'll work out."
4. What's your fee, and what does it cover?
Commission is negotiable. Ask for the rate in writing. Then ask what it covers. Photos, viewings, marketing, paperwork, and follow-up are all fair questions. Also ask when you pay.
Commission isn't your only cost. Plan for these too:
- Legal fees
- Stamp duties on the purchase
- Loan and valuation fees
- Moving and renovation costs
Rates and rules change. Check current figures on the IRAS and HDB websites.
- Good answer: They state the rate, what's included, and when you pay.
- Warning sign: The lowest fee with no plan behind it. Or a vague answer.
5. Who will actually work on my case?
Big teams can help. But who picks up your call? Ask who handles viewings. And ask who fixes problems at 9 pm.
- Good answer: They name the person and explain what the team does.
- Warning sign: A senior name in the pitch, but a junior doing the work.
6. What will you tell me that I may not want to hear?
A good agent says "wait" or "don't move" when that's the honest answer. Try a simple test. Say you want a price above the market. Does the agent push back with data?
- Good answer: They give an example of advice that wasn't easy to hear.
- Warning sign: They agree with everything you say.
7. Can I read your reviews and check your record?
Words on a website are easy to write. Anyone can say they're a top-rated real estate agent in Singapore. Reviews are harder to fake. Read them on Google. Look for reviews with details, not just "great service."
- Good answer: They point you to reviews and welcome your checks.
- Warning sign: Only screenshots, or no way to verify.
Sell first or buy first? What to weigh
This is the biggest choice in a rightsizing move. Each path has a cost.
| Point | Sell first | Buy first |
|---|---|---|
| Budget clarity | Clear. You know what you'll get. | Less clear until your sale closes. |
| Housing gap | You may need a place to stay in between. | Little or none. |
| Money pressure | Lower. | You may pay for two homes for a while. |
| Sale pressure | Lower. | You may need to sell by a deadline. |
Neither path is always right. Your case decides. And the rules for your home type can change the answer. Ask your agent to check current HDB and IRAS rules before you commit.
Good answers vs warning signs at a glance
| Question | Good answer | Warning sign |
|---|---|---|
| Recent experience? | Clear number, examples | "All deals are the same" |
| Sale and purchase plan? | Written timeline, backup | Only talks price |
| Numbers first? | Net cash, CPF, costs | "It'll work out" |
| Fees? | Rate, scope, timing | Vague, or lowest-only |
| Who does the work? | A named person | Hidden handoff |
| Honest advice? | A real example | Agrees with everything |
| Reviews? | Points to sources | Screenshots only |
How a rightsizing move usually runs: 6 steps
- Set your goals and budget.
- Get a valuation backed by recent transactions.
- Run the numbers for your sale and your purchase.
- Pick the order: sell first, buy first, or overlap.
- Market your home and shortlist new homes at the same time.
- Complete both deals and plan your move.
Steps and timing differ from case to case. So treat this as a map, not a promise.
How to score two or three agents
Print the seven questions. Score each agent from 1 to 5 on every answer. Add up the scores. Then meet your top two again.
Give extra weight to questions 2 and 3. Those two decide whether your timing and cash work.
Mistakes to avoid
Most of these mistakes come from rushing. Here are five to avoid.
- Picking the highest price quote. A high number wins the listing. It doesn't sell the home.
- Picking the lowest fee alone. A cheap agent with no plan can cost you more.
- Talking to one agent only. Meet two or three. Compare their answers.
- Selling before you know where you'll live. Plan both sides first.
- Ignoring costs beyond commission. Add up every cost before you say yes.
None of these are hard to avoid. You just need to slow down, ask, and compare.
How to check any agent on the CEA public register
It takes two minutes.
- Ask for the agent's name and registration number. (Fendy Lee's is R018080J.)
- Search it on the CEA public register.
- Check that the agency name matches.
Ready to talk it through?
Planning Your Rightsizing Move?
Choosing a rightsizing property agent in Singapore that owners can trust takes ten minutes of questions. Ask the seven above. Compare two or three agents. Then pick the one who shows you the numbers.
Want to talk through your own move? Chat with Fendy on WhatsApp or call 9388 5825. No obligation.
FAQs
- 1. What is rightsizing in Singapore property?
- Rightsizing means moving to a home that fits your life now. It can be smaller, cheaper to run, or better placed.
- 2. How do I choose a rightsizing property agent in Singapore?
- Choose a rightsizing property agent in Singapore who can explain the process clearly, show the numbers, and provide transparent fees.
- 3. Is rightsizing the same as downsizing?
- Not always. Downsizing means moving to a smaller property. Rightsizing means moving to a better fit, which may or may not be smaller.
- 4. Should I sell my HDB before buying another property?
- It depends on your money and your case. Some cases have time limits. Check current HDB and IRAS rules. Then plan both deals together.
- 5. How much does a property agent charge in Singapore?
- Commission is negotiable, so there's no single fixed rate. Ask for the rate and what it covers before you sign.
- 6. How do I check if a property agent is licensed?
- Search the agent's name or registration number on the CEA public register.