RES Exam Unit 1.1 Guide: Understanding the Real Estate Market and Submarkets in Singapore
- Phượng Trương Thị
- Jul 4
- 3 min read
For anyone preparing for the Real Estate Salesperson (RES) Examination in Singapore, Unit 1.1 is a foundational topic you must master. It introduces how Singapore’s real estate market is structured and segmented — knowledge that’s tested frequently in the exam and critical to real-world practice.
At Haofeng.sg, we’ve supported countless aspiring real estate agents in building confidence through clear explanations, real-world examples, and smart learning strategies. If you're aiming to pass the RES exam and start your career on solid ground, this unit is where it all begins.
What Is Covered in RES Exam Unit 1.1?
Unit 1.1 introduces key structural components of Singapore’s real estate landscape, including:
Segmentation into submarkets
Different property types: HDB, ECs, condos, landed homes, and commercial spaces
Geographic zoning: CCR, RCR, OCR
Government policies: MOP, ABSD, LTV, TDSR, MSR
Understanding these helps future property agents better navigate market demand, property financing, and client advising.
Singapore’s Real Estate Market Segments
The property market in Singapore is not uniform. It's divided into multiple submarkets based on:
Location
Housing type
Eligibility
Ownership rules
Key Submarkets
Public Housing (HDB Flats) Government-built, for Singaporeans and eligible PRs, subject to MOP.
Executive Condominiums (ECs) Hybrid public-private housing, with income ceilings and resale restrictions.
Private Residential Property Condominiums and landed homes — generally open to all buyers, including foreigners.
Commercial and Industrial Property Offices, retail units, factories — with different rules and financing structures.
Geographic Segmentation: CCR, RCR, OCR
According to URA (Urban Redevelopment Authority):
CCR (Core Central Region) Upscale areas: Orchard, Newton, Sentosa
RCR (Rest of Central Region) Mid-tier areas: Bishan, Novena, Toa Payoh
OCR (Outside Central Region) Mass-market estates: Woodlands, Jurong, Sengkang
Understanding these zones is vital for evaluating property value, rental yield, and buyer interest.
Property Types and Key Differences
Property Type | Buyer Eligibility | Loan Type | ABSD | MOP |
HDB Flats | SCs & eligible PRs | HDB/Bank | 0–20% | 5 yrs |
ECs | SCs & eligible PRs (income ceiling applies) | Bank only | 0–30% | 5 yrs |
Private Condos | All buyers (incl. foreigners) | Bank only | 0–60% | None |
Landed Homes | SCs mainly; foreigners need LDAU approval | Bank only | Up to 60% | None |
Buyer Eligibility & Financing Rules
Buyer Type | ABSD (1st Property) | Loan Type | LTV Cap |
Singapore Citizen | 0–20% | HDB/Bank | Up to 75% |
PR | 5–30% | Bank only | Up to 75% |
Foreigner | 60% | Bank only | Up to 75% |
Other important rules:
TDSR: Applies to all loans
MSR: Applies to HDB & ECs only
CPF Usage: Restricted by lease & valuation
Loan Tenure Rules: Affected by borrower’s age and loan length
Understanding Property Tenure
Freehold: Permanent ownership, higher value
999-Year Leasehold: Almost equivalent to freehold
99-Year Leasehold: Most common, especially for HDB
Shorter lease = more restrictions on CPF and lower resale value — often tested in the RES exam.
Sample RES Exam Questions
Q1: A PR buying an EC for the second time—what ABSD applies?
A: 25%
Q2: Can a foreigner buy a landed home in Bukit Timah?
A: Only with LDAU approval
Q3: What’s the MOP for a new EC?
A: 5 years
Study Tips from Haofeng.sg
At Haofeng.sg, we recommend you study Unit 1.1 with a focus on:
✅ Understanding policies, not just memorising them
✅ Linking concepts (e.g., ABSD + buyer type + region)
✅ Practising case-style MCQs
✅ Thinking like a future agent, not just a student
We help RES candidates simplify complex eligibility rules and financing conditions so that they’re prepared for both the exam and future client interactions.
Frequently Asked Questions
Q: Is Unit 1.1 important in the RES Exam?
A: Yes. It’s a core topic in Paper 1 and often reappears in scenario-based questions.
Q: Do I need to know every district under CCR/RCR/OCR?
A: Not all, but know a few examples and their pricing trends.
Q: What’s the most common mistake?
A: Memorising rules without understanding how they apply in real-world scenarios.
Related Reading
[RES Mock Questions & Study Resources]
Final Thoughts
Unit 1.1 is not just exam content — it’s the foundation of your real estate career. From understanding property segmentation to applying financing policies, this unit prepares you to be an informed and effective property agent.
At Haofeng.sg, we don’t just help you pass. We help you understand, apply, and succeed — both in the exam and in practice. Whether you’re just starting or reviewing key topics, our insights and teaching approach are here to guide your RES journey.
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