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Complete Guide To Engaging The Perfect Property Agent 2023

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I need to clarify, there is no guide for engaging the perfect property agent – he or she does not exist.

But that is only because every person’s needs are different – no ONE agent can fulfill them all.

Your property agent friend may or may not be the one for you.

What this guide aims to do is to help you navigate the confusing initial stages of finding a legitimate and responsible property agent with expertise suited to your needs.

Whether you are buying, selling, renting, or leasing, the process of searching for the right property agent is the same. Follow this simple beginners’ guide to get yourself started.

property agent commission

Table of Contents

Legit or not?


This is the most important step in the guide.

Do not skip this step no matter how much the property agent is recommended by your friends or family.

For peace of mind that you are dealing with the real deal, just do a quick check on the CEA website here or via the CEA@SG Mobile Application.

Other relevant things to check for on the site include whether he or she has been suspended before or if they have closed any transactions in recent months.

Background check

Like the hiring process of any other job, doing a background check on your property agent can help you get to know them better.

Wondering if they are responsible and professional?

Simply pick up your phone, do a quick google search of their name, and chances are you will be able to find other customer reviews on their websites. 

Obviously be wary about believing everything you read online – fake reviews can and do exist.

Chemistry test with your property agent

property agent

Regardless how great the property agent credentials look on paper, this can really make or break your experience of buying, selling, renting, or leasing, your property. Why do I say so? 

Think about it.

A typical property sales process takes an average of 3 – 6 months of which many details need to be discussed and agreed upon.

Imagine having to deal with someone you feel awkward discussing financial matters with, or worse makes you feel pressured about agreeing on decisions you have not made your mind up on. 

This is why I would always recommend an interview session to assess the agent’s communication style and decide whether you feel comfortable with him or her.


This is something you cannot take for granted.

Try to get a sense of your property agent’s professionalism through face-to-face meet-ups and inquiries over email or WhatsApp. 

There are fundamental things like being punctual for client meetings, responding to inquiries in a timely and polite manner and providing clients with accurate and relevant market information. 

I for one would not entrust someone who cannot even achieve the above to help me manage my property transaction.

hdb selling price

Pick a side / no dual-representation

This should be a given.

However, do always make sure that your property agent, if engaged, is only representing you and your interest in the transaction to prevent a conflict of interest.

That means no pocketing commissions from both parties.

sell hdb buy condo

Exclusive or multiple property agent(s)?

Let us explore the two sides to this debate. Some sellers believe that engaging multiple property agents will get them a quick transaction turnaround because there are “more” people working on it.

But that is not always the case, since most agents advertise on similar platforms, like PropertyGuru or 99.co, they tend to get inquiries from the same pool of buyers.

Buyers may also get inconsistent information and mixed experiences from the multiple agents. 


On the other hand, some sellers believe in signing exclusive agreements with an agent (where only one agent can transact your property), because they will dedicate more time and effort in your property.

It also allows the agent to be fully focused on your best interest instead of just trying to close the deal. 

There is no real answer to this age-old debate, so go with your preference.

yishun property agent

Property agent’s commission

If you have decided on an agent, before any work starts, it is in both your interests to discuss and settle on a fee. While the Council of Estate Agencies (CEA) does not fix a fee structure, the general market sentiments have been as such:

For selling a private or HDB flat: 2%+GST

For buying a HDB flat: 1%+GST.

For buying a private property: No fees are payable


These fees have been in place since almost a decade ago and have not changed much. What has changed dramatically however is the real estate marketing landscape.

I am sure you have noticed how modern property agents are pulling out all stops to get a property sold these days.

From professionally shot videos on Facebook and YouTube ads, to aesthetically beautiful shots of interiors on Instagram and more.

property Floorplan

These are all the hard work of proactive agents who invests in their marketing costs to help improve the attractiveness of their clients’ properties.

After all, the more eyeballs, the more chances of interested buyers reaching out right?

Merely listing an advertisement on a property portal is a property marketing technique of the previous decade.

With an abundance of thousands of resale properties and new launch properties entering the market consistently, such passive marketing will simply not do anymore. 

With the increase in effort and costs in marketing to sell any one property, commission fee structures have started evolving in tandem.

We now see more modern property agents charging up to 3-5%. 

On this note, I am sure your responsible agent will keep you updated on his or her marketing plans and strategies.


Find Your Perfect Property Agent Today!

Thanks for reading through our beginners’ guide! Hope you are now feeling confident and well-equipped on how to start your search for the property agent for your needs.


I have successfully helped hundreds of homeowners just like you since 2010

Mr Ang
Mr Ang
Buyer of Parc Riviera
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As a investor interested in taking advantage of the booming property market in Singapore, I needed a realtor with in-depth knowledge of the local market. Using his understanding of the various sectors of the market, Rick generated a investment progression report and we decided to buy a condominium in a choice area with huge potential for multiple returns in the future. Thanks Rick, I will definitely be doing business with you for a long time!
Ms Claire
Ms Claire
Seller of Esparina Residences
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I am writing in to compliment Rick Huang for his invaluable service, for the sale of my Esparina Residences. The process was complicated but he was able to empathize with my situation and also provide brilliant advices that ensue the smooth transaction. In all, I am appreciative with his professionalism and human touch in this journey. Thank you!
Ms Ho
Ms Ho
Seller of Blk 272b Punggol
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I was sceptical about engaging a friend to sell our house. However, Rick has put himself out on so many levels just to ensure everything went smoothly, promptly and correctly at every stage. I trust Rick and would surely recommend him to anybody seeking to buy or sell a home! I do not usually post reviews but this is worth investing my time. Thanks once again..
Ms Malar
Ms Malar
Seller of Blk 332 Serangoon
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His service is beyond my expectations. Always going the extra miles to serve his clients.
Ms Jo
Ms Jo
Buyer of Blk 452a Sengkang
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My husband and I started our home-search by ourselves but was met with issues soon enough as we were unsure of the important things and areas to look out for and we were also not experienced in the negotiation process with the seller’s representing agent. Soon after hearing our problems, I was introduced to Rick by a friend. The entire buying process quickly became swift and smooth; Rick understands our needs, puts our personal interest first, seals us a good deal and educated us along the way about the important things and areas to pay attention to. Thumbs up to Rick and we will recommend him to anyone for their home-search
Mr Eddie
Mr Eddie
Seller of 127c Kim Tian
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"In short, Rick did an amazing job. He sold our house at a higher than initially discussed price and got us a good deal for our purchase. Both my wife and I are impressed with his professional yet friendly approach. We will definitely work with him again and recommend him to anyone."
Mr Liew
Mr Liew
Seller of 260c Punggol
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Rick is a very down to earth person. No hard sell or pushy technique. He helped us in planning for upgrade and showing us how to invest in property with in depth property analysis report.
Miss Chong
Miss Chong
Buyer of Regent Residences
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His service is superb. With his property mkt analysis skill, I managed to purchase my first property in Singapore. He is always patient and helpful whenever I have any query about property purchase procedure, especially the computation part of the downpayment. In nutshell, I am really grateful and appreciate for his support.
Buyer of Blk 130 Bishan
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Rick is an agent who has displayed his potential in his services. He provided us a very personalised guidance when we first approached him with an intention of purchasing a resale flat. With his knowledge and years of experience has made the entire purchasing process seamless. Thank you Rick for being a great friend and a fantastic agent!
Mr Mark
Mr Mark
Seller of Blk 686a Woodlands
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Rick service has a very personal touch. He was extremely patient and professional and does not rush us into making any decisions he provided us with sound advice whenever we have questions and was always ready to provide help with regards to any matter. What impress us the most was the extra step he went by assisting us with the purchase of our new home, even though this was in no way his responsibility to do so. Thank you for the hassle free experience Rick. Highly recommended
Mr Shawn
Mr Shawn
Buyer of Riverfront Residences
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"It was a pleasure working with Rick throughout my selling and upgrading journey. His recommendations and knowledge of financial calculations and preparations are impressive - even factoring in risk management specific to us, for the next 5 to 8 years. He has shown his expertise in real estate and guided us step by step all the way, making transactions effortless for us. Well done Rick!
Ms Shufen
Ms Shufen
Buyer of Cairnhill Crest
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Rick has been our go-to agent for our past few property transactions He actually patiently brought us to many various property viewings (I think it was more than 10!) before we finally settled on the Cairnhill unit. Rick also helped us iron out all the issues encountered along the way and we are very thankful for his service. Hence, we will continue to engage Rick for all our property related matters. We have encountered many agents throughout the years but Rick is the one that has the most profound display of professionalism, knowledge and dedication in his job. Please keep up the good work!"
Ms Meena
Ms Meena
Seller of Blk 475c Upper Serangoon
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Rick's guidance really helps us to sell our unit at a good rate. He did a excellent job giving us professional assistance from step by step till the keys are handed over to the new owner.
Mr Kingsley
Mr Kingsley
Seller of Blk 91 Tanglin
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We have worked with a few property agents. We find the interests of the agent are not well aligned with either the buyers or sellers as volume of transactions matter more. With Rick, you can be assured that your interests are well protected at all times. It is reassuring that he shares his opnion objectively to allow home buyers or home seekers to evaluate the decisions for themselves. Overall a smooth experience. Thanks Rick!
Ms Su
Ms Su
Seller of Blk 93 Paya Lebar Way
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"Rick was introduced by a close friend of mine. This is my second time buying a flat (first time was 20 years ago) and I have forgotten all the procedure. With no experience dealing with selling and buying, this is my honest testimonial. Rick is a very responsible agent which I've met so far. Fast response to all my enquiries and he answered to all my doubts which I have. Reliable and he knows exactly what to do and will give you his utmost advise and service. I highly reckon Rick to those have the intention of getting property agent. Thanks so much Rick for the help and assistance you have rendered from start until the end of transaction. I would definitely recommend you to my relatives and friends. Cheers
Seller of Blk 227a Compassvale
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My wife and I are grateful that a friend of ours referred us to Rick to help sell our unit. Rick responded fast to all of our queries. In fact, we managed to sell off the unit faster than we expected thanks to Rick. He did not even need to resort to cheesy gimmicks and marketing. The journey was kept professional. Despite the toxic culture of the property industry, we can feel that he is sincere and committed in helping us. He is trustworthy and we felt that we were in safe hands with Rick as our agent.
Ms Sharon
Ms Sharon
Seller of Blk 648 Ang Mo Kio
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I had in the past dealt with agents who were pushy and did not do their homework. But with Rick, I am put at ease with someone who is not only very knowledgeable but understanding. He keeps my family posted on what we need to know, is very diplomatic, tactful and professional. If you need your place sold, you need a reliable person like Rick to help you. Thanks Rick once again. Warmest Regards, Sharon Lim
Mr Sri
Mr Sri
Buyer of River Isles
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Rick was introduced to me by a friend, who has seen Rick while he was helping another client. Rick has played an exceptional role while I was buying a private property. He is patient, humble, polite and a nice human being. I highly recommend him if you are looking for an agent in your property hunting. I worked with several agents but he will be my go to agent for any future deals. It was excellent experience..!

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Self Introduction


Greetings! My name is Rick Long, and I am proud to serve as the Associate Division Director of Huttons Asia Pte Ltd, with over a decade of experience in the real estate industry.

My passion for helping clients find their dream homes has grown exponentially during my tenure in the field. As a graduate of Singapore Polytechnic, I have always valued the importance of hard work and determination.

My prior experience serving in the airforce instilled in me the value of teamwork, perseverance, and discipline.

Over the years, I have been privileged to receive several accolades for providing exceptional service and dedication to my clients.

My ultimate goal is to ensure that each individual I work with has the best possible experience, whether they are buying or selling a property.

One of the most rewarding aspects of my work is receiving glowing five-star reviews from satisfied clients.

Knowing that I have positively impacted someone’s life is truly humbling, and it motivates me to continue striving for excellence every day.

When I am not working, I enjoy spending quality time with my loved ones, indulging my passion for sports, and exploring the rich and diverse culinary landscape of Singapore.

Amidst the bustling pace of life, I relish moments of calm by immersing myself in the art of tea-brewing and teapot appreciation.

My commitment to delivering exceptional results to my clients is anchored on my extensive knowledge and experience in the real estate industry.

Above all, I always strive to be kind, respectful, and approachable.

Thank you for taking the time to learn a little more about me. I look forward to the opportunity of working with you.

Additionally, Rick is a proud fur daddy to two rescue kitties and loves spending his free time with his wife and furbabies. He believes in giving back to the community and volunteers his time to animal welfare causes whenever possible.

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