Being a property agent is often seen as an attractive career due to its flexibility and income potential. As of 1 January 2025, there are 36,058 registered property agents in Singapore, according to the Council for Estate Agencies (CEA). Agents work closely with buyers and sellers, providing services such as sales, marketing, and advisory, while earning professional fees from successful transactions. But beyond the income, is this career truly right for you?
Flexible Working Hours
One of the biggest draws of being a property agent is flexibility. Agents can plan their own schedules and are not bound to a traditional 9-to-5 routine. However, this flexibility often comes with trade-offs, as most viewings and client meetings take place during evenings, weekends, and public holidays.
Variable but Unlimited Income
Property agents do not earn a fixed salary. Income is commission-based, which means earnings can fluctuate depending on market conditions. While slower periods may impact income, there is no ceiling to how much one can earn, making this career appealing to those comfortable with risk and are self-driven.
RES Course and Exams
To become a licensed property agent in Singapore, you must complete the Real Estate Salesperson (RES) Course conducted by a CEA-approved provider. After completing the course, candidates must pass two exam papers within two years. Failing to do so requires retaking the course.
Registration as a Licensed Agent
Once the exams are cleared, agents can register through a property agency via CEA’s e-services. Approval typically takes four to six weeks, after which agents can officially begin their real estate career.
Choosing the Right Agency
Selecting the right estate agency is critical. Beyond administrative support, a good agency provides mentorship, training, marketing tools, and access to projects. Agencies trusted by developers also offer wider opportunities in local and international project marketing. Obviously, if you are reading this. You should consider me in Propnex. Read more on Propnex here. https://www.propnex.com/
How to Be a Successful Real Estate Agent
Success in real estate requires more than flexibility and ambition. Many agents do not make it past the first two years due to poor planning or lack of discipline. Those that stay on only manage to achieve mediocre results. However, if you want to be a successful agent. You must do the following very closely.
Choosing the Right Real Estate Agency
When joining an agency, consider these four factors:
As of 1 January 2025, PropNex is the largest agency in Singapore, with 12,636 agents, followed by ERA, Huttons, and OrangeTee.
Why Many Choose PropNex
PropNex differentiates itself through advanced PropTech, comprehensive training led by top achievers, fair access to major project launches, nationwide marketing initiatives, and no joining fees or lock-in periods. The company is committed to supporting agents at every stage of their career. Please go to Propnex website to understand more.
Final Thoughts
A career in real estate is not a get-rich-quick path. It demands resilience, discipline, and continuous learning. But with the right mindset, strategy, and support, it can become a meaningful and rewarding profession that changes lives — including your own.
Based on the Pareto principal. 20% of the agents make 80% of the commission. The remaining 80% has to share that pathetic 20% of the sales pie. Always aim to be the top 20%. Follow by the next 20% and the next 20%. That means if you manage to achieve the top 1% of the industry. You would have make it.
If you’re ready to take the leap, your real estate journey starts now! If you have plans to register to become a property agent. You can read more in CEA website. https://www.cea.gov.sg/real-estate-professionals/for-aspiring-real-estate-salespersons/
Do any of the following situations resonate with you?
If you belong to anyone above, I welcome you to join me in Propnex!
Working on a 100% commission-based income with no fixed salary is never easy. I’ve been through it myself, so I truly understand the challenges. No one here will tell you this journey is smooth — but it is certainly not impossible.
To survive and thrive in this industry, there are many qualities required for success, and the good news is that these qualities can be developed over time. You don’t need prior sales experience to succeed in real estate. I didn’t have any when I first started either. What truly matters is having the right mindset — being positive, open to learning and unlearning, willing to work hard, and resilient enough to face rejection.
Whether you’re exploring real estate as a part-time or full-time career, I warmly welcome you to join us. With the support and platform that Propnex provides, I am confident that success is within reach.
Do any of the following resonate with you?
If any of these sound familiar, you’re not alone. I’ve been in the same position myself. I joined my previous company in 2009 and stayed for 15 years. Over time, I considered leaving many times, but familiarity, relationships, and comfort with the existing system held me back. It wasn’t until 2023 that I realised I needed a fresh approach and a new environment to grow further.
As part of that decision, I interviewed four managers within PropNex — all top leaders and achievers in their respective fields. I was very clear about my criteria when choosing the right manager. First, the manager had to be actively involved in sales with proven performance.
Second, I preferred someone who embraced digital marketing, as this aligns with how I already operate. Third, I wanted to join a team that wasn’t too large, so the manager would have the time and capacity to provide meaningful support.
After careful consideration, I decided to join my current manager. I hope this sharing helps shed some light on how to choose the right leader and team — one that aligns with your own direction and beliefs. I strongly believe that you and your manager must “click” for real chemistry and long-term success to happen. If you’re exploring new career options, perhaps we can catch up for a conversation and see if there is some “click” before taking the next step forward.
Pre Requisite
Q: I do not have any past sales experiences. Can I still do sales?
A: Yes, you can. Sales is a skill that can be learned. I started off without any sale experiences anyway. But it was a steep learning curve. I have to be frank with you. Here, if I can do it. So can you!
Q: What must I prepare now if I planned to become a property agent?
A: Go and take the RES exam and clear the exam. That is the most importantly thing to do now. In the meantime, you can immerse yourself by reading up on property news, policies, regulations and any happening events pertaining to the industry. You can also follow my social handles to keep yourself abreast of the industry.
Q: Can I practice before I get my RES licence?
A: No. Under CEA guideline. That is illegal. It is a chargeable offence. However, if you have any potential leads. You can always refer your leads to me and I will follow up for you! The most, I buy you dinner after I secure my commission!
Sales Success
Q: I’m always sceptical about sales jobs. Can this really be a career?
A: Sales is never an easy career. It demands strong mental resilience and emotional strength to last. That said, real estate sales can be highly rewarding if you approach it seriously and treat it as a long-term profession. Many have built successful careers this way. If you never try, you’ll never know. However, this must be viewed as a career, not just a “job.” If you’re only looking for a job with certainty and comfort, this industry may not be the right fit.
Q: What are the odds of success versus failure?
A: I don’t have exact statistics, but based on the Pareto Principle, about 80% of people who enter the industry either leave or simply maintain their licence within the first two years. Those who succeed and earn a comfortable living typically belong to the top 20% who stay the course.
It’s also important to be realistic — success takes time. Unless you already have strong networks and referrals, most people take about five to six years to truly sharpen their skills and achieve a stable level of financial freedom.
Q: What qualities must I have to do well in property sales?
A: There are five key qualities essential for success in this line:
Q: I have debts to clear. Can I enter the property industry and make money quickly to repay them?
A: It depends. If you have strong networks and access to high-net-worth connections, you may be able to leverage those relationships. However, for most people without such connections, real estate should not be seen as a quick-fix solution. This is a long-term career, not a shortcut to fast money.
Q: I want to earn money in property sales, but I’m not prepared to step out of my comfort zone or adapt. Can I still succeed?
A: Again, it depends. If you already have strong connections to rely on, you may still see results. Some people are fortunate in that sense. However, if you have no connections and are unwilling to change, learn, or push beyond your comfort zone, success will likely take a very long time — if it comes at all!
Income
Q: Is this a 100% commission-based career. Will there be any basic salary?
A: This is a 100% commission-based career. There is no basic salary. In this way, you will be driven to succeed!
Q: How much can I potentially earn?
A: The sky the limit! It is possible to earn six-digit figures in a year if you adopted the right strategies and lots of hard work. On another extreme. You could be scoring zero sales and throw in the towel as soon as you get in. That is the sad reality.
Qualification
Q: I’m not highly educated. Can I still do well in real estate?
A: Yes. You only need a minimum of four GCE ‘O’ Level passes to qualify. In sales, education does not define your ceiling — your effort and mindset do. Many top performers in this industry hold only ‘O’ Level or lower qualifications, yet achieve exceptional results.
Q: What is the ideal age to enter the property industry?
A: There’s no fixed or “ideal” age to start. That said, many high-performing agents tend to be in their 30s and 40s. At this stage, they usually bring a balance of life experience, maturity, and hunger for success.
Having said that, there are also many experienced agents in their 50s who continue to perform very well in the industry.
Q: I only have $5,000 in start-up funds. Can I still do sales?
A: Yes, you can. I started my real estate career with roughly the same amount 17 years ago. There’s a saying: if you have more capital, you can invest money to accelerate results; if you have less, you rely on time, effort, and low-cost methods.
Both approaches can work. However, having more funds does help extend your runway and “buy time” while you build momentum and start seeing results.
Part time Agent
Q: I plan to work part-time. I’m semi-retired, a full-time homemaker, or retired. Can I still join?
A: Absolutely. Real estate is a highly flexible career where you manage your own time. I welcome part-timers, retirees, full-time homemakers, retrenched individuals, and fresh graduates. I’ll tailor the training and level of support according to your availability and goals.
Q: Can I practise as a part-time agent while holding a full-time job?
A: It depends. As long as your HR department or immediate supervisor approves, you may practise as a part-time agent. It’s always best to seek their consent first. However, if you’re employed in the government or a statutory board, the answer is generally no.
Q: Can I take on other part-time work while holding an RES licence?
A: In most cases, yes. Many agents take on other part-time roles, such as private-hire driving, tutoring, or consultancy work. That said, it’s important to check whether there are any conflicts of interest within your specific industry.
Q: Can I join first and “park” my licence?
A: Yes, that is possible.
Mentorship, Training and Guidance
Q: Will there be any training provided?
A: Yes. Training are conducted regularly in Propnex that covers policies, market trends to specialize sales training. There is also monthly training conducted by top leaders in Propnex. On the team level, I will also personally conduct addition training sessions to accelerate your learning curve.
Q: Seriously. Will you help me to succeed?
A: Yes. I will help you to succeed! Because if you succeed. It will reflect well on me too. Here, it also takes two hands to clap. You must be willing to learn and put in the time and effort to reap the fruits of your labour. Real estate sales can offer you financial freedom. It is a very rewarding career that if you put in 100% effort and treat this like your own business.
Q: Which division are you part of?
A: My immediate manager is Veroy Chua, who leads the Veroy Chua Division. Our division operates under the Matt Lam Division, which in turn falls under the Marcus Luah Advisory Group — currently the largest group within PropNex.
Q: What types of training are available at the division level?
A: A wide range of training sessions are conducted throughout the year across the various divisions. You’re encouraged to attend any courses organised by different leaders, in addition to the comprehensive training programmes provided at the company level.
Q: How will you support me on a personal level?
A: I provide support on three levels.
First, you’ll have the opportunity to shadow me during appointments. This gives you a front-row view of how I engage clients, understand their needs, and present tailored property solutions.
Second, I’ll conduct regular one-to-one reviews with you to align your strategies and approach. These sessions are designed to keep you focused, motivated, and moving in the right direction.
Third, I’ll be your mentor throughout your sales career. Whenever you encounter questions, challenges, or unfamiliar situations, you can always approach me for guidance and advice.
Q: What is your approach in your mentorship and guidance?
A: I’m a driven and highly motivated individual, but I won’t force my working style on you. In this industry, you are your own boss, and I respect that.
In the early stages, however, I’ll be closely involved — regularly checking in to make sure you’re progressing in the right direction. I’ll guide you step by step and provide the support you need until you’re confident enough to operate independently.
Once you’re ready to spread your wings, I’ll give you the space to grow on your own. That said, I’ll still reconnect from time to time to share insights, fine-tune strategies, and help you further improve your skills and sales results.
At the end of the day, my goal is straightforward: to see you succeed — and ideally, surpass my own achievements.
Q: Why you should join me?
A: First, I’ve been in the real estate industry for over 17 years. The experience I’ve accumulated over the years allows me to help you elevate your sales performance and avoid common pitfalls. I’ll openly share the mistakes I’ve made, so you don’t have to learn everything the hard way.
Second, I’m currently growing my team, which means I have the time and capacity to mentor you properly. This is crucial, as many managers are stretched thin and may not have the time or commitment to support their team members effectively.
Third, I’m still actively involved in sales myself. This matters because a manager who continues to sell stays relevant, understands current market conditions, and can offer practical, up-to-date guidance — not just theory.
Others
Q: Do I need to own a car to be in sales?
A: No, it’s not necessary. You can rely on public transport or Grab to get to your appointments. There’s no need to rush into buying a car. Only consider owning one after you’ve reached a comfortable level of financial stability and consistent returns in your career.
Q: How would you describe your working style?
A: I am driven and highly self-motivated. I work efficiently and value time management, ensuring tasks are completed promptly and effectively. I actively leverage technology to streamline workflows and improve productivity. Most importantly, I am committed to delivering excellent customer service, and I expect the same standard of professionalism and care when you serve your own clients.
Q: Are you married?
A: Yes, I am. I am happily married with 2 daughters.
Q: What are your interests and hobbies?
A: I enjoy staying active and keeping fit through regular exercise. I also love exploring different parts of Singapore — and even Johor Bahru — to try out new food and experiences. In my spare time, I like reading books to broaden my knowledge. And I make it a point to upgrade my skills through SkillsFuture courses each year, typically attending 5 to 6 courses. Fun fact: I used to be a SkillsFuture ambassador and even appeared in one of their advertisements. Watch the video here.
Q: Can I meet up with you to understand more before I join you?
A: Yes. We can arrange to meet up in a nice café to discuss further