Top Rated Real Estate Agent in Singapore: What to Look For

What "Top Rated" Means in Singapore (and What It Doesn't)

Singapore has no official ranking of real estate agents. The Council for Estate Agencies (CEA) registers agents, licenses agencies, and publishes their records, but it does not award a "top rated" title. To judge an agent fairly, look at five key factors: registration, transaction history, enforcement records, awards, and client reviews.

The Five Signals at a Glance

Use all five together. Any single one can mislead.

1. Start With CEA Registration

Every property agent in Singapore must be registered with CEA through a licensed agency. The CEA Public Register is free to search.

How to Check

• Search by phone number. Use the number the agent gave you or the one in their advert. It is the number you are actually dealing with.
• Match the details. The name, registration number, and agency on the register should match what the agent told you.
• Compare the photo. The register shows a photo, so you can confirm you are meeting the right person.

If the phone number does not match the register, treat it as a scam, even when the name and registration number exist.

Why This Step Comes First

Acting as an agent without a licence or registration is an offence. The penalty can be a fine of up to $75,000, up to three years in jail, or both. An unregistered person has no record to check and no regulator to answer to, so every other check in this guide depends on this one.

2. Check the Agent's Transaction Record

An agent's profile on the register lists the residential deals they completed in the past 36 months. It is the closest thing to a verified track record, as long as you read it with your own situation in mind.

What the Register Shows

The records cover HDB resale, HDB rental, private sale, and private rental deals. Each record gives the completion date, the general location, and the party the agent represented: buyer, seller, landlord, or tenant.

What to Look For

• Property type. Selling an HDB flat? Look for HDB resale deals. Selling a condo? Look for private sales.
• Location. Deals in your town or district show that the agent knows your buyer pool.
• Recency. Steady activity over recent months is a better sign than a burst of deals long ago.
• The side represented. If you are selling, seller-side deals matter most.

A large number of deals is not the same as a good fit. An agent with many rentals may have little recent resale experience.

When the Numbers Belong to a Team

Many busy agents run teams, so a long record may reflect the work of several people. Ask who will handle your viewings, negotiation, and paperwork. A good agent will answer plainly.

The register shows residential deals only. If you are buying or leasing a shop or office, ask the agent for examples directly. A commercial property agent should be able to walk you through comparable deals.

3. Check the Enforcement Record (Updated June 2026)

Since 10 June 2026, the CEA Public Register has included enforcement actions taken against property agents and agencies over the past three years. The information is updated on a rolling basis, so older actions eventually drop off.

What You Can See

The register shows three types of enforcement action: Letters of Censure, Disciplinary Committee actions, and court prosecutions. These represent different levels and types of regulatory action, so it is worth checking the details rather than judging an agent by a single entry.

You can also compare agencies using CEA's Key Enforcement Statistics page, which lists enforcement actions alongside the number of agents registered with each agency. Agency profiles also include an enforcement section.

How to Read the Record Fairly

An enforcement count does not tell the whole story.

• Consider the agency's size. A larger agency may have more recorded actions simply because it has more agents. Compare the number of actions with the agency's registered headcount.
• Look at the type of action. A Letter of Censure and a court prosecution are different types of enforcement action. Check the details before drawing conclusions.
• Consider the time period. The register covers the past three years on a rolling basis, so older actions may no longer appear.
• Look beyond enforcement records. These records help you assess regulatory history, but they do not tell you everything about an agent's communication, negotiation skills, or knowledge of your property market.

Use the enforcement record alongside the agent's transaction history, registration details, and client reviews to make a more informed decision.

4. Judge Awards Carefully

An award helps when choosing a top rated real estate agent in Singapore, but only if you know who gave it and what it measured.

Who Gave the Award

Some awards come from industry bodies. The Singapore Institute of Estate Agents (SIEA), which took over from the Singapore Estate Agents Association in October 2025, runs the SG Real Estate Agents Excellence Awards. EdgeProp's Realtors' Roundtable recognises agents for performance, professionalism, and client service. Both sit outside any single agency.

Agency awards, such as a monthly top producer title, reflect the company's own scoring, which is usually based on sales. They are worth noting, but they are a different kind of proof.

Awards on the CEA Profile

Since June 2026, an agent's register profile also lists the awards they have received. If a flyer or website claims an award, check whether it appears on the profile.

What an Award Cannot Tell You

An award for sales volume does not show how an agent treats a first-time seller or handles a difficult buyer. Ask what the award was for and which year it was given.

5. Read Reviews Without Over-Trusting Them

Reviews show how clients felt, which no record can. They work best for spotting patterns.

• Look for detail. "Great agent" says little. A review that names the property type, the problem, and how it was solved says a lot.
• Look for your situation. A review from an HDB seller tells an HDB seller more than one from a landlord.
• Check more than one place. Compare the agent's own site, property portals, and Google. Differences are worth noticing.
• Read the weaker scores. Some portals rate service quality, knowledge, marketing, negotiation, and reliability separately. The lowest category shows where the agent is weakest.
• Be careful with sudden floods. Many near-identical five-star reviews posted within days deserve a second look.
• Ask for a referral. A confident agent can usually connect you with a past client who is happy to talk.

Match the Agent to Your Goal

A strong track record as a top-rated real estate agent in Singapore in one property type does not guarantee expertise in another.

HDB, Condo, Landed or Commercial

HDB resale involves HDB rules, grants, and the gap between valuation and the price buyers will pay. Condo pricing depends on recent deals in the same project. Landed homes are priced on land value and have a smaller pool of buyers, so a landed property agent with deals in your area matters more than a big overall number. Commercial deals follow different rules again.

Selling, Upgrading, or Rightsizing

If you are only selling, a strong selling record is the priority. If you are upgrading, the sale and the purchase have to be timed together, with your cash, CPF, and loan figures worked out before you commit. If you are rightsizing, the focus shifts to what your sale will release and what your next home will cost. Whatever your goal, ask the agent to show you the numbers before you sign anything.

How to Judge an Agent's Negotiation Skills Before You Hire

An agent's negotiation skills can affect the outcome of a property sale, but they are not something you can judge from the CEA register alone. The first meeting is a good opportunity to see how the agent thinks and approaches difficult situations.

Start by asking how they would justify your asking price using recent transactions in the same project or block. Look for specific examples, including transaction dates, unit sizes, and floor levels. General claims such as "this area is hot" are not enough.

Then ask how they would handle a few common situations:

• A low offer. If a buyer offers well below your asking price, how would they respond and decide whether to negotiate further?
• Competing buyers. If two buyers are interested in your property, how would they manage the offers and help you compare your options?
• A valuation gap. If an HDB resale valuation comes in below the agreed price, how would they explain the implications and help you understand your options?
• A past negotiation. Ask for an example of a deal where negotiation made a difference. The agent can leave out names but should be able to explain the initial offer, how the discussion progressed, and what outcome the client achieved.

Pay attention to how the agent explains trade-offs. A good agent should help you understand the benefits and risks of holding firm, waiting for another offer, or accepting a lower price. Be cautious of anyone who promises a particular sale price without first reviewing relevant market data.

Questions to Ask Before You Sign

Straight answers tell you more than a brochure, and vague ones are a signal. Ask these in your first meeting.

• Who will handle my deal day-to-day? You want a named person and a clear role for the team behind them.
• How did you arrive at this price? Look for recent comparable deals with dates and unit details, not a round number.
• What is your plan to market my property? A good answer names the channels, the photos, and the timeline.
• What is the commission, and is GST included? You should get a figure in writing. Only GST-registered agencies can charge GST, so ask directly.
• Is the agreement exclusive or non-exclusive? The agent should explain the difference and state the period clearly.
• Do you have any conflict of interest in this deal? It should be disclosed upfront and written into the agreement.
• How often will I get updates? Look for a clear rhythm you can hold them to.

There are no fixed commission rates in Singapore. The rate is negotiable, and it should be agreed before any work starts and recorded in CEA's prescribed estate agency agreement. It is paid to the agency after the transaction is completed, not to the agent directly.

Red Flags That Outweigh a Great Rating

A five-star rating does not guarantee that an agent is the right choice. Watch for these warning signs before hiring one.

• The phone number does not match the CEA Public Register. Verify the agent's identity before proceeding, as a mismatch may indicate an impersonation scam.
• They ask for payment to secure a viewing. CEA advises consumers not to pay to arrange a property viewing.
• They promise a sale price without supporting evidence. Ask for recent comparable transactions and a clear pricing rationale.
• They rush you to sign an agreement. Take time to understand the terms, commission, and obligations before signing.
• They offer to represent both sides of the transaction. CEA prohibits dual representation in property transactions, including residential, commercial, and industrial deals.
• They ask you to transfer the transaction money through them. Property agents are generally prohibited from handling transaction monies, although limited exceptions apply.
• They cannot explain their recent experience with your property type or area. Ask for relevant examples and a clear explanation of how they would approach your transaction.

How to Evaluate Fendy Lee as a Property Agent

Fendy Lee is a Senior Chief District Director at Huttons Asia, with CEA registration number R018080J. He has worked in real estate since 2007, helping homeowners with property sales, purchases, upgrades, and downsizing.

You can verify his registration and review his track record. Before deciding whether he is the right fit, ask him the same questions outlined in this guide, including who will handle your transaction and what experience he has with your type of property.

Two clients have shared their experiences on his website:

"He gave honest advice, was always responsive to my questions, and went the extra mile to make sure everything went smoothly."

"Fendy is extremely patient, helpful, and professional, which has made the resale transaction of my private property a smooth sailing and wonderful experience."

These testimonials offer insight into individual clients' experiences, but they are not a substitute for checking an agent's credentials and track record. Review the available information and ask for examples relevant to your own property needs before making a decision.

Quick Checklist Before You Hire

• Registration: the phone number on the CEA Public Register matches the agent's details.
• Transactions: recent deals in your property type and area.
• Enforcement: any action is read in context, with agency size in mind.
• Awards and reviews: you know who gave the award, and the reviews have specific details.
• Agreement: commission, GST, exclusivity, and conflict of interest are in writing before work starts.

Before You Pick an Agent

Shortlist two or three agents, run the checks, then meet them. The right agent will welcome the questions.

If you are planning to sell your HDB flat and buy a condo, you can talk through your numbers with an HDB-to-condo upgrade agent before you decide. You can also message Fendy on WhatsApp or call 9388 5825 for a short conversation with no obligation.

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