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Real Estate Salesperson Examination Paper 1 (Singapore)

Practice Questions100 questions

2026 Statistics

Key Facts: RES Paper 2 Exam

80 questions

RES Paper 2 has 60 Section A MCQs plus 20 case-study MCQs (100 marks)

CEA - Prepare for the RES Examination

60 marks

Passing mark for each RES paper, out of 100

CEA - RES Examination passing mark

2.5 hours

Time allowed for RES Paper 2

CEA - RES Examination format

55%

Total Debt Servicing Ratio (TDSR) cap applied to property loans

MAS / Singapore property financing rules

30%

Mortgage Servicing Ratio (MSR) cap for HDB and EC loans

HDB / MAS financing rules

20%

ABSD on a Singapore Citizen's second residential property purchase

IRAS - Additional Buyer's Stamp Duty

2 units

Paper 2 covers Competency Units 3 and 4 of the RES syllabus

CEA RES Examination syllabus

100

Free original practice questions provided here

OpenExamPrep

RES Paper 2 is the transactions-and-marketing paper of Singapore's Real Estate Salesperson Examination, regulated by the Council for Estate Agencies (CEA). It has 80 multiple-choice questions in 2.5 hours: Section A is 60 standalone MCQs (60 marks) and Section B is 20 MCQs on one or two case studies (40 marks), for 100 marks. The passing mark is 60, and both papers must be passed. Paper 2 covers Competency Unit 3 (industry regulation and real estate marketing) and Competency Unit 4 (property transactions, HDB sale/rental, financing, CPF and stamp duties). This 100-question bank gives original, applied multiple-choice practice on current 2026 rules including TDSR 55%, MSR 30%, BSD and ABSD.

Sample RES Paper 2 Practice Questions

Try these sample questions to test your RES Paper 2 exam readiness. Each question includes a detailed explanation. Start the interactive quiz above for the full 100+ question experience with AI tutoring.

1A salesperson markets a condominium and tells a buyer it is 'guaranteed to double in value within two years.' Under the CEA advertising guidelines and the Consumer Protection (Fair Trading) Act, this claim is best described as:

A.Acceptable forward-looking marketing

B.A prohibited unsubstantiated or misleading claim

C.Permitted if the buyer signs a disclaimer

D.Allowed only for new launches

Explanation: Guaranteeing a specific future price gain is an unsubstantiated and misleading claim. CEA advertising guidelines and the Consumer Protection (Fair Trading) Act prohibit false or misleading representations, including unsupported investment-return promises.

2An owner appoints one estate agency as the only agency entitled to market a property for a fixed period, and the agency earns commission however the property is sold during that period. This arrangement is a:

A.Open listing

B.Exclusive (sole agency) listing

C.Multiple listing

D.Net listing

Explanation: An exclusive or sole-agency listing appoints one agency for a defined period, with that agency entitled to commission regardless of who introduces the buyer. It is documented in a written exclusive estate agency agreement.

3Which method of sale typically involves a fall of the hammer creating a binding contract on the spot, with no further cooling-off period for the buyer?

A.Sale by private treaty

B.Sale by auction

C.Sale by expression of interest

D.Sale by tender

Explanation: At an auction, the highest accepted bid is binding when the auctioneer's hammer falls, and the buyer must complete on the stated terms; there is generally no cooling-off period after the hammer falls.

4Under CEA regulations, before marketing a property a salesperson should first:

A.Advertise on at least three portals

B.Obtain the owner's authority and verify the owner's right to sell or lease

C.Collect the buyer's deposit

D.Lodge a caveat against the property

Explanation: A salesperson must verify that the person instructing them is the legal owner (or properly authorised) and has the right to sell or lease, and obtain proper marketing authority, before advertising. This prevents fraudulent or unauthorised listings.

5A salesperson representing the seller also wants to represent the buyer in the same transaction. Under CEA rules on dual representation in private property transactions, the salesperson must:

A.Proceed silently to maximise the commission

B.Not act for both parties in the same transaction; cross-representation is not allowed for the same salesperson

C.Charge double commission with no disclosure

D.Act for both parties only if both pay the same fee

Explanation: CEA prohibits a salesperson from representing both the buyer and the seller in the same transaction (dual or cross representation), because the conflict of interest cannot be properly managed. Each party should have independent representation.

6Which of the following must a property advertisement by a salesperson include under CEA advertising guidelines?

A.The salesperson's personal home address

B.The salesperson's name, registration number and the estate agent's name and licence number

C.The seller's NRIC number

D.A guaranteed rental yield

Explanation: CEA advertising guidelines require advertisements to identify the salesperson by name and CEA registration number and to state the estate agency's name and licence number, so consumers can verify the agent on CEA's public register.

7A 'cobroke' arrangement in Singapore estate agency practice refers to:

A.A salesperson holding two CEA registrations

B.Two salespersons from different agencies cooperating on a transaction and sharing commission

C.Brokering a property without the owner's consent

D.Selling a property below valuation

Explanation: Co-broking is where salespersons (often from different agencies) cooperate on a deal, one representing the seller and the other the buyer, and share the commission per their agreement. It widens the pool of potential buyers.

8When marketing industrial property in Singapore, a salesperson must be especially careful to check that the intended use complies with the URA-approved use, commonly classified as:

A.B1 and B2 use

B.Class 1 and Class 2 residential

C.Agricultural use

D.Civic and community institution use

Explanation: Industrial properties are typically zoned B1 (light/clean industry) or B2 (general industry, which may allow more pollutive activities). Salespersons must match the tenant's or buyer's intended activity to the permitted B1/B2 use to avoid breaches.

9A salesperson receives a referral fee from a moneylender for steering buyers to that lender, without disclosing it to the client. This conduct most directly breaches the salesperson's duty of:

A.Punctuality

B.Disclosure and acting in the client's best interest

C.Advertising frequency

D.Continuing professional development

Explanation: A salesperson owes fiduciary-type duties to act in the client's best interest and to disclose conflicts and benefits received. Taking an undisclosed referral fee that influences advice breaches the duties of disclosure and loyalty.

10The Consumer Protection (Fair Trading) Act (CPFTA) gives a consumer who has been subject to an unfair practice the right to:

A.Automatic criminal prosecution of the agent

B.Seek civil remedies, including bringing a claim for the unfair practice

C.Cancel any property contract within 30 days for any reason

D.Demand a new salesperson from CEA

Explanation: The CPFTA gives consumers civil remedies against suppliers who engage in unfair practices, such as false or misleading claims; an affected consumer may pursue a claim. It is a consumer-protection statute, not a criminal-prosecution mechanism for agents.

About the RES Paper 2 Exam

Paper 2 is the second of the two papers in the Real Estate Salesperson (RES) Examination regulated by the Council for Estate Agencies (CEA) in Singapore. It focuses on the practical, transactional side of estate agency work: Competency Unit 3 (Regulation of the Real Estate Agency Industry and Real Estate Marketing) and Competency Unit 4 (Property Transactions). Candidates must apply rules on the sale and leasing of private residential, commercial and industrial property, the sale and rental of HDB flats, financing limits such as the Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR), CPF usage, and stamp duties including Buyer's Stamp Duty (BSD) and Additional Buyer's Stamp Duty (ABSD). Since 2023 the paper has 80 multiple-choice questions over 2.5 hours, with the last 20 questions tied to case-study scenarios that test application rather than recall.

Assessment

80 multiple-choice questions: Section A has 60 standalone MCQs (60 marks); Section B has 20 MCQs referring to one or two case studies (40 marks). Total 100 marks. No written-answer component.

Time Limit

2 hours 30 minutes (2.5 hours).

Passing Score

60 out of 100 marks (subject to review by CEA). Both Paper 1 and Paper 2 must be passed.

Exam Fee

Set by CEA's appointed examination administrator (NTUC LearningHub). As a guide: full two-paper sitting around SGD 408.55-512.30 (incl. GST); modular single-paper re-sit around SGD 283.40, subject to change. (Council for Estate Agencies (CEA); examination administered by NTUC LearningHub)

RES Paper 2 Exam Content Outline

45%

Regulation of Real Estate Agency Industry & Real Estate Marketing (Competency Unit 3)

Regulation of estate agency work and salesperson duties, principles of real estate marketing, types of listing (open, exclusive, sole), methods of sale (private treaty, auction, tender, expression of interest), advertising and CEA advertising guidelines, marketing of residential, commercial, industrial and special properties, and the Consumer Protection (Fair Trading) Act.

55%

Property Transactions (Competency Unit 4)

Sale of uncompleted and completed private properties, the Option to Purchase and Sale & Purchase Agreement, collective (en bloc) sales, sale and resale of HDB flats and eligibility schemes, leasing of private property and renting out HDB flats and bedrooms, foreign worker housing, property taxes and stamp duties (BSD, ABSD, SSD), and property finance and financial calculations (LTV limits, TDSR 55%, MSR 30%, CPF usage).

How to Pass the RES Paper 2 Exam

What You Need to Know

Passing score: 60 out of 100 marks (subject to review by CEA). Both Paper 1 and Paper 2 must be passed.
Assessment: 80 multiple-choice questions: Section A has 60 standalone MCQs (60 marks); Section B has 20 MCQs referring to one or two case studies (40 marks). Total 100 marks. No written-answer component.
Time limit: 2 hours 30 minutes (2.5 hours).
Exam fee: Set by CEA's appointed examination administrator (NTUC LearningHub). As a guide: full two-paper sitting around SGD 408.55-512.30 (incl. GST); modular single-paper re-sit around SGD 283.40, subject to change.

Keys to Passing

Complete 500+ practice questions
Score 80%+ consistently before scheduling
Focus on highest-weighted sections
Use our AI tutor for tough concepts

RES Paper 2 Study Tips from Top Performers

1Memorise the current financing limits as a set: TDSR 55%, HDB MSR 30%, and the LTV ceilings, then practise applying them to monthly-income and loan-quantum case studies.

2Build a one-page stamp-duty cheat sheet covering BSD tiers (1% to 6%), ABSD by profile (e.g. Singapore Citizen 0% first / 20% second / 30% third+) and SSD holding periods, because Paper 2 rewards exact thresholds.

3Learn the HDB resale procedure in order: Intent to Sell, OTP, HDB Resale Portal submission, eligibility and valuation, then completion appointment, so sequence questions are quick wins.

4Distinguish the methods of sale and listing types precisely; case-study questions often hinge on whether a sale is by private treaty, auction, tender or expression of interest, or whether a listing is exclusive or open.

5Practise reading case-study scenarios first for the buyer/seller profile (citizen, PR, foreigner, entity) because that single detail usually drives the ABSD and eligibility answer.

6Know the CEA advertising guidelines and Consumer Protection (Fair Trading) Act duties, including what a salesperson must disclose and what claims are prohibited in property advertisements.

Frequently Asked Questions

How many questions are on RES Paper 2?

Paper 2 has 80 multiple-choice questions: Section A is 60 standalone MCQs worth 60 marks and Section B is 20 MCQs referring to one or two case studies worth 40 marks, for 100 marks in total.

What is the passing mark for RES Paper 2?

The passing mark is 60 out of 100, subject to review by CEA. You must pass both Paper 1 and Paper 2 to apply for registration as a salesperson.

How long is RES Paper 2?

Each RES paper, including Paper 2, lasts 2 hours 30 minutes (2.5 hours). The paper is a paper-based multiple-choice examination.

What does Paper 2 cover compared with Paper 1?

Paper 1 covers the real estate industry overview and basic land law (Competency Units 1 and 2). Paper 2 covers industry regulation and real estate marketing (Unit 3) and property transactions, HDB rules, financing and stamp duties (Unit 4).

Does Paper 2 test stamp duty and loan calculations?

Yes. Paper 2 expects you to apply current rules such as Buyer's Stamp Duty and Additional Buyer's Stamp Duty, the 55% Total Debt Servicing Ratio, the 30% HDB Mortgage Servicing Ratio, CPF usage and Loan-to-Value limits, including in case-study questions.

Are these official CEA practice questions?

No. These are original OpenExamPrep practice questions modelled on the Paper 2 syllabus and current 2026 rules. CEA does not publish past papers; candidates prepare through CEA-approved course providers.