Job ads for agents can look like any other job. They list a pay range, a start date, and some duties. But real estate agent jobs in Singapore don't work that way. Agents are self-employed, paid by commission, and registered through a licensed agency.
So ask the right questions before you apply. We're the Fendy Lee Group (FLG), a team of more than 340 agents at Huttons Asia. Below are the seven questions we'd ask if we were building a real estate agent career in Singapore today, and how to read the answers.
Is This a Salaried Job or Commission Only?
Most real estate agent jobs in Singapore are commission-only. You're self-employed, and you earn when a deal closes, not every month. So ask how the split works, when you get paid, and how the team supports you through slow months.
Some job ads show a monthly pay range. Ask what that number is based on. There's no fixed real estate agent salary, so plan before you start. Ask for the commission split in writing, and ask how long a new agent usually waits for a first payout. If a team can't answer, take that as a warning.
At FLG, we plan the money first. Step one of our Accelerated Asset Progression (AAP) system starts with the income you need to feel secure. We work backwards from what you need, based on last year.
Reach that number, and you can do this full time with peace of mind. Our Commission Planner lets you set an income goal and see what it takes to get there.
What Do I Need Before I Can Start?
You must be registered with the Council for Estate Agencies (CEA) through a licensed agency before you do any agent work. That means passing the real estate salesperson course and exam first, then getting your registration number. Ask each team how it helps with this step.
Every property agent has a unique CEA registration number, and every agency has a licence number. Both are public, so you can check them. These are the basic property agent requirements. Our guide on how to become a real estate agent walks through the steps involved in getting started.
Ask each team whether it helps you choose a real estate agent course and prepare for the exam. Then ask what you can do while you study. Doing agent work before you're registered is against the rules, so be wary of any team that tells you otherwise.
Not sure how we handle this at FLG? Message us on WhatsApp, and we'll give you a straight answer.
What Will It Cost Me Before I Earn?
More than the course fee. Before your first payout, you may pay for the course, the exam, registration, marketing, and tools. Ask each team for a written list of costs, and ask who pays for leads. Don't join until the list is clear.
Get a straight answer on each of these:
- Course and exam fees
- CEA registration
- Lead and marketing spending
- Tools, software and any team fees
Fendy Lee learned this the hard way. In his early years, he led a team of 10 that grossed about half a million dollars a year. But after paying for marketing to find leads, he took home under $30,000. He nearly left real estate.
Then he joined Huttons in 2013. With his mentor Rex Tan, he built the team he wished he'd had. Today, our training starts with finding the right clients in the right area. To understand the costs of joining FLG, contact our team on WhatsApp and ask us directly.
What Training Will I Get in My First Year?
Good training goes beyond sales talk. Look for a clear system that teaches finding clients, writing reports, reading money, and building trust. At FLG, every new agent learns the Complete Circuit (TCC), a simple four-skill system with a mentor at the centre.
TCC has four skills:
- Leads (IT and marketing): Finding the right clients in the right area.
- Report (research): Ready-to-use reports that impress from the first meeting.
- Analyse (financial planning): Reading a client's finances so you can guide them with confidence.
- Connect (soft skills): Real rapport that closes deals and brings referrals for years.
The mentor sits at the centre because one good relationship can bring ten more. You also get practical tools, like Property Quest, which helps you find the kind of agent you could become.
Learn more about the FLG Way and how our approach supports agents as they develop their skills and build their businesses.
Who Will Mentor Me, and How Often?
A real mentor sits with you in real client meetings and goes through your deals with you. Ask who your mentor will be, how often you'll meet, and whether they've done the job themselves. Good property agent mentorship in Singapore means help on hard days, not just a welcome talk.
At FLG, our leaders sit with you in real client meetings and go through your deals with you, late nights included. Every new agent also gets one-on-one sessions with Fendy Lee to map out goals and next steps.
The help fits the person. Younger agents shadow Fendy in client meetings, deal closings, and admin. Mid-career agents get help turning their own networks into warm leads. Either way, you're never left wondering what to do next.
Ask any team these three things:
- Who will my mentor be?
- How often will we meet?
- Will you join my client meetings?
Can the Team Prove Its Track Record?
It should. A team that hires for real estate agent jobs in Singapore should show a record you can check. Ask for team size, yearly results, and how many new agents stay. Then look up each agent on the CEA public register.
Here's what you can check about FLG. We're more than 340 agents at Huttons Asia, part of the Rex Tan Division of over 2,000. EdgeProp reported that our team earned almost $20 million in commissions in 2025.
Every year, we honour our FLG Top 100, from top producers to agents taking their first big step. EdgeProp notes that every year our agents win Top Rookie, Top Generation Z and Top Producer honours at Huttons. That puts FLG agents among the Huttons' top real estate producers.
Outside Huttons, EdgeProp and CNA Money Mind 938 have featured us. Our work was also recognised at the SEAA Awards on 18 August 2023 at Marina Bay Sands. One example: Lawrence Quek joined in September 2023 and was Huttons' top-ranking rookie for the first quarter of 2024.
You can explore our FLG Top 100 to learn more about the agents and their achievements.
Don't take our word for it. Search for Fendy Lee Huttons, or any Huttons agent, on the CEA public register.
Will I Fit the Team Culture?
Culture decides who stays. Before you join a real estate team, meet current agents. Ask how the team treats people on slow days and why some leave. You'll spend a lot of time with these people, so pick ones you trust.
Our name is our culture: Fun, Love, Gratitude. We work hard and enjoy it, with retreats and real friendships. We treat each other like family, and we give back as a team, including as a corporate sponsor of Prison Fellowship Singapore. We welcome humble, hardworking people.
Some agents who leave find their way back, because they miss us. The people who feel at home here are warm, hardworking, and happy to grow together. We'd rather you find that out in an honest chat than in a sales pitch.
Learn more about FLG and our team to understand our values, people, and approach to working together.
Already an agent and thinking of a move? Our guide on how to switch real estate agencies shows what to check. New to real estate? See why FLG is worth considering when choosing a property agency to join in Singapore.
Your Seven-Question Checklist
Take this checklist to every interview and fill it in as you go.
| Question | A good answer sounds like | A red flag |
|---|---|---|
| Pay | A clear commission split, in writing | "Up to $X a month" with no details |
| Start | A clear path to CEA registration | Vague about the course or exam |
| Costs | A written list of every cost | "Don't worry about that yet" |
| Training | A named system with clear steps | "You'll pick it up as you go" |
| Mentor | A named mentor and a regular schedule | No one is in charge of you |
| Track record | Numbers and awards you can check | Big claims, no proof |
| Culture | Current agents happy to talk to you | Agents you're not allowed to meet |
Ready to Ask These Questions?
Real estate agent jobs in Singapore reward people who ask hard questions early. Use these seven questions with every team you meet, including ours.
If you'd like an honest chat about whether FLG feels like home, message us on WhatsApp.
Want to join Huttons Asia? Come to An Evening with Fendy Lee on 11 November 2026, from 7 PM to 9 PM, at 3 Bishan Place, #05-01 CPF Bishan Building (S579838). It's free and open to any agent.
FAQs
1. Are real estate agent jobs in Singapore salaried?
Mostly no. Real estate agents are self-employed and earn commission when a deal closes, not a fixed monthly pay. Ask each team how the split works and when you get paid, so you can plan your first year.
2. Do I need experience to join FLG?
No. Agents at FLG have joined as fresh graduates and as mid-career switchers. You do need the course, the exam, and CEA registration first. Message us on WhatsApp to talk through your own background.
3. How long does it take to earn my first commission?
It differs for everyone, and no honest team can promise a date. One agent on our team took months to close a first deal. He stayed disciplined, and he's now one of our longest-standing top producers.
4. How do I check that an agent or agency is real?
Use the CEA public register. Every agent has a registration number, and every agency has a licence number. Ask to see both before you sign anything. If a team won't share them, walk away.
5. Can I switch teams later?
Yes. Fendy Lee himself switched agencies and joined Huttons in 2013. Before any move, compare pay, training, mentoring, costs, and culture. The same questions work for a switch too, so put the answers in writing.
6. What should I ask in an interview with a real estate team?
Ask about pay, start-up needs, costs, training, mentoring, track record, and culture. Request written answers wherever possible. A good team will welcome your questions and won't rush you.