How to Study for the RES Exam in Singapore and Pass on the First Try!

The real estate industry in Singapore is a lucrative and fast-growing sector. Whether you're transitioning careers or starting fresh, becoming a licensed real estate salesperson can open the door to a flexible and high-earning career. But before you can represent buyers, sellers, or landlords, there’s one critical step: passing the RES (Real Estate Salesperson) examination.

The RES Exam is mandatory for anyone who wants to be registered with the Council for Estate Agencies (CEA) and operate legally as a property agent. It is known to be challenging, even for those with business or real estate experience. The syllabus covers a wide range of legal, regulatory, and transactional topics that require both conceptual understanding and real-world application.

Statistically, the RES Exam has a low average passing rate of around 50%. In some exam sittings, the pass rate has dropped to as low as 30–35%, especially for first-time candidates. The exam is held three times a year, and candidates must pass both Paper 1 and Paper 2 within two years of completing a CEA-approved course.

The main reasons why many candidates struggle include:

• The breadth and depth of the syllabus

• Paper 1 and Paper 2 Structure: Each paper is divided into two sections: Section A with 60 MCQs and Section B with 20 MCQs related to case studies.

• Legal-heavy content that's difficult for those without prior exposure

• Poor time management during study or during the exam itself

Despite the low pass rate, many successful agents pass on their first or second attempt—with the right preparation strategy.

What Is the RES Exam?

The Real Estate Salesperson (RES) Exam is a national licensing examination regulated by the Council for Estate Agencies (CEA), a statutory board under Singapore’s Ministry of National Development.

Here’s what you need to know:

• Purpose: To ensure all property agents are equipped with the legal knowledge, ethical practices, and practical skills to serve clients professionally and competently.

• Eligibility: You must be at least 21 years old, a Singaporean or PR, have a minimum of 4 GCE 'O' Level passes, and complete a CEA-approved RES course before sitting for the exam.

RES Exam Structure:

Paper	Topics Covered	Duration	Format
Paper 1	Real Estate Agency Practice, Laws, and Regulations	2.5 hours	MCQs, case studies, SAQs
Paper 2	Property Transactions, Ethics, Financial Calculations	2.5 hours	MCQs, case studies, SAQs

You must pass both papers, and results are usually released about 4 to 6 weeks after the exam. If you fail one paper, you can retake only the failed paper—but it must be within the 2-year validity period of your course completion.

Step 1: Register for a CEA-Approved RES Course

Before you can sit for the exam, you must complete a CEA-approved RES course from a recognized provider such as:

• NTUC LearningHub

• Real Centre Network

• Pioneer Training & Consultancy

• Hastor Property Services

This course typically takes 1–2 months, either in full-time or part-time formats, and gives you the foundation to understand real estate laws, practices, and ethics.

Step 2: Understand the RES Exam Format

The exam consists of:

• Paper 1: Real Estate Agency Practice, Laws and Regulations

• Paper 2: Property Transactions, Ethics, and Professional Services

Each paper includes 60 MCQs, case study questions, and short-answer questions.

Familiarize yourself with the exam structure, as this helps reduce anxiety and improves time management.

Step 3: Create a Study Plan

Time management is critical. Plan your study schedule around your work and personal commitments:

• Week 1–2: Review RES course materials and highlight key concepts.

• Week 3–5: Tackle practice questions and case studies.

• Week 6: Focus on mock exams and revision.

Set realistic daily goals such as “Read Chapter 2 and do 20 MCQs.”

Step 4: Use Official Materials and Mock Exams

Use the official RES textbook and practice with past exam papers or mock questions from your course provider.

Resources include:

• Course notes

• Sample MCQs and SAQs (Short Answer Questions)

• Flashcards and summary sheets

📚 Tip: Repetition is key. Attempt at least 300–500 practice questions before the exam.

Step 5: Join RES Study Groups or Forums

Studying alone can be overwhelming. Consider joining Telegram or Facebook RES study groups to:

• Exchange tips

• Ask questions

• Share resources

• Stay motivated

Many candidates find that peer support enhances their understanding of complex topics.

Step 6: Focus on Weak Areas

Identify topics you struggle with, such as HDB policies or calculation-based questions, and spend extra time mastering them.

Try active recall methods like:

• Teaching the concept to a friend

• Writing summaries from memory

• Quizzing yourself without looking at notes

Step 7: Prepare for Exam Day

In the final week:

• Review all summary notes and difficult topics

• Do timed mock exams to improve speed and accuracy

• Sleep well before exam day

Remember to bring your IC, exam entry proof, and required stationery on the day of the test.

Bonus Tips to Pass the RES Exam:

✅ Stay consistent with your studies ✅ Avoid cramming at the last minute ✅ Don’t skip the short-answer question practice ✅ Don’t ignore legal acts like the Estate Agents Act

Final Thoughts

Studying for the RES exam in Singapore may seem tough, but with the right plan, resources, and mindset, you can succeed. By following this step-by-step guide and staying committed, you’re already ahead of the curve.