The median Singapore property agent closes 2.5 deals a year

Earlier we counted Malaysia’s property agency industry. Singapore publishes something Malaysia doesn’t: every residential transaction, tied to the salesperson who handled it.

So we took CEA’s public data - 1,265,897 transaction records from January 2020 to June 2026, and the register of 38,213 salespersons - and asked the question the industry doesn’t publish an answer to.

How much does a property agent in Singapore actually sell?

Key findings

• The median registered Singapore property agent is involved in 2.5 transactions a year. The mean is 7.3.
• 46.7% of agents handle two transactions a year or fewer. 19.3% handle none.
• The top 10% of agents account for 46.7% of all transactions; the top 1% account for 10.9%.
• Three agencies employ 76.7% of all registered salespersons. PropNex alone employs 38.1% - 14,576 people.
• Half of Singapore’s 1,017 licensed agencies have exactly one salesperson. Median agency size: 2.
• 63% of recorded transactions are rentals, not sales, and landlords are the most commonly represented party.
• 23% of registered salespersons recorded no transaction at all in six and a half years of data.

Counted from 1,265,897 CEA transaction records (JAN-2020 to JUN-2026) joined to the register of 38,213 salespersons. Method and limits at the bottom - including why the window starts in 2020.

1. The median agent closes 2.5 deals a year

Counting only agents with at least two years inside the data window (28,319 of them), transactions per agent per year:

Mean: 7.3. Median: 2.5. The mean is nearly three times the median, which tells you the shape before any chart does.

Put another way:

Nearly half of registered Singapore property agents are involved in two transactions a year or fewer. One in five is involved in none.

At the other end, the 99th-percentile agent does 59 a year - more than one a week, and roughly 24 times the median.

2. The top 10% do half the business

Across the 6.5-year period, among the 31,371 salespersons who transacted at all:

The busiest single salesperson in the file recorded 2,402 transactions. The median across all transacting agents was 17 - for the entire period.

By volume band:

3. Three agencies employ 77% of the profession

This is where Singapore differs sharply from Malaysia. Of 38,213 registered salespersons across 1,017 licensed agencies:

Look at the gap. The fifth-largest agency has 1,691 salespersons; the sixth has 197. There is no mid-market - there are five large agencies and then a very long tail.

504 of the 1,017 licensed agencies - exactly half - have one salesperson. Median agency size: 2.

For comparison, in Malaysia the top three groups hold 29% of negotiators. In Singapore the top three hold 77%. Same region, same product, completely different market structure.

4. Singapore property agency is a rental business

63% of all recorded transactions are rentals, not sales. And the single most commonly represented party is the landlord (620,079 records), ahead of sellers (293,124), buyers (178,371) and tenants (174,323).

By property type: condominiums and apartments 686,560, HDB 494,616, landed 62,852, executive condominium 17,234, strata landed 4,635.

5. 23% of the register never transacted

8,880 of the 38,213 registered salespersons have no transaction record at all in six and a half years of data.

Some will have registered recently. But read it alongside section 1 - where 19.3% of agents with a two-year-plus window still average zero a year - and a consistent picture appears: a large share of Singapore’s registered property agents are not, in any commercial sense, working as property agents.

Questions this data answers

How many deals does a Singapore property agent do per year? The median is 2.5 transactions a year and the mean is 7.3. 46.7% of agents handle two or fewer; 19.3% handle none. At the top, the 99th-percentile agent handles about 59 a year.

How many property agents are there in Singapore? 38,213 salespersons are on the CEA register, working across 1,017 licensed estate agencies. 31,371 of them recorded at least one transaction between January 2020 and June 2026.

Which property agency has the most agents in Singapore? PropNex Realty, with 14,576 registered salespersons - 38.1% of the entire profession. ERA Realty Network is second with 8,768 and Huttons Asia third with 5,953.

Is being a property agent in Singapore a good career? The data says it is a career with a very long tail. Nearly half of registered agents are involved in two transactions a year or fewer, and 19.3% in none, while the top 10% handle 46.7% of all business. Any estimate of typical earnings should start from the median agent’s volume, not the top performers’. This data covers transaction counts only, not commissions or income.

How many estate agencies are there in Singapore? 1,017 licensed agencies. Exactly half of them - 504 - have a single salesperson, and the median agency has two. There is no real mid-market: the fifth-largest agency has 1,691 salespersons and the sixth has 197.

Are Singapore property agents mostly doing rentals or sales? Rentals. 671,869 whole-unit rentals plus 122,533 room rentals make up 63% of all recorded transactions, against 404,305 resales, 66,987 new sales and 203 sub-sales. Landlords are the most frequently represented party.

How does Singapore compare with Malaysia? Singapore is far more concentrated at the agency level - top three hold 76.7% of salespersons versus 29.0% in Malaysia - despite the two markets being similar in registered headcount (38,213 against 38,568).

Method, and what we did not publish

Source. CEA’s published salesperson register (38,213 records) and residential property transaction records. Both are public datasets published by the Council for Estate Agencies.

Why the window starts in January 2020. The transaction file physically runs from January 2017, but it is not one comparable dataset. Before 2020 it is almost entirely resales: 2017 contains 31,162 resales and two rental records; 2018, 35,674 resales and eight rentals; 2019, 30,468 resales and 69 rentals. From January 2020 the file carries whole rentals, room rentals and new sales in volume. Rentals are 63% of all activity, so counting the 2017-2019 years alongside the rest would make every agent active then look artificially idle and would understate how rental-driven the business is. We therefore use January 2020 to June 2026 - 78 complete months - and say so. July 2026 is in the file but partial, so it is excluded.

An earlier version of this post used January 2017 to September 2025 and reported a median of 2.7 deals a year. That window mixed the resale-only years with the full-coverage ones. The corrected figure is 2.5. We have left this note here rather than quietly changing the number.

What a “transaction” is. One record is one salesperson’s involvement in one transaction. A sale where both buyer and seller were represented produces two records, one per agent. So these counts measure agent-sides, not unique properties - which is the right unit when the question is how much an individual agent does, and the wrong one if you want to count homes sold.

Deals per year. Computed as transactions divided by the months the agent’s registration overlapped the data window, annualised, counting the end month inclusively. Agents with fewer than 24 months inside the window are excluded (28,319 of 38,213 qualify), so someone who registered in mid-2025 doesn’t appear as a zero.

Known limits. The town field is blank for 56% of rows - it appears to be recorded mainly for HDB - so we have made no geographic claims. The register is a snapshot; agents who left before it was taken aren’t in it, which will understate the inactive share if anything. Agency headcount is as recorded on the register, not payroll.

What we did not publish, deliberately. Both datasets carry individual salespersons’ names and registration numbers. We have not published any, and every figure above is an aggregate. The top-agent figure is a count, not a person. CEA publishes this data so the public can verify an agent and understand the market - not so anyone can build a ranking of named individuals, and we’re not going to be the ones who do.

Corrections. If a number here looks wrong, tell us and we’ll recheck it against the source and republish.

We’re Coqnit. We build software for property agents, which is why we were counting in the first place. The Malaysia edition is here. We publish what the data says whether or not it flatters the industry we sell into.