PAPER 1
72
Scored in marks, never in percent
60 Section A questions at one mark and 20 Section B questions at two. 60 of 100 passes, and each paper passes on its own.
- Section A60 marks
- Section B40 marks
- Pass60 marks
Freehold RES for Singapore
Your RES paper.
Your pass plan.
Free practice for the Real Estate Salesperson examination, built for the syllabus that applies from 1 January 2027. Full 150-minute papers, scored out of 100 marks the way CEA's examination scores them, with a cited source on every answer.
Evidence, not promises
Answer one. Inspect everything.
Every result names the Act, regulation or CEA page behind it, the section, and the date we last read it.
Answer one now
A real RES question with its explanation and the Act, regulation or CEA page behind it. No sign-up; progress stays on this device. Enable JavaScript to practise here.
Your marks map
Plan by marks. The paper is not scored by question count.
Each paper passes on its own, so each is mapped on its own. Shares are CEA's published topic hours, renormalised within the paper.
| Section | Marks |
|---|---|
| Section A · 60 questions × 1 mark | 60 marks |
| Section B · 20 questions × 2 marks | 40 marks |
20 questions carry 40 of the 100 marks. That is 40% of the paper from 25% of the questions.
| Competency unit | Share of this paper |
|---|---|
| Unit 2: Dealings with Interests in Land | 69% of this paper |
| Unit 1: Industry Overview and Land Law | 31% of this paper |
| Section | Marks |
|---|---|
| Section A · 60 questions × 1 mark | 60 marks |
| Section B · 20 questions × 2 marks | 40 marks |
20 questions carry 40 of the 100 marks. That is 40% of the paper from 25% of the questions.
| Competency unit | Share of this paper |
|---|---|
| Unit 3: Regulation and Marketing Practice | 62% of this paper |
| Unit 4: Property Transactions | 38% of this paper |
Source: CEA Real Estate Salesperson (RES) Examination Syllabus · 1.0, issued 1 January 2027 · how Section B is marked
853cited questions
25Section B case studies
42syllabus topics, all authored
S$0forever
Your route to 60 marks
One paper becomes the next useful action.
Freehold follows CEA's published topic hours, then repairs the units carrying the marks you are losing.
- 1. LearnRead the primary-source guides for your paper's two units.
- 2. PractiseSit a full 150-minute paper, or drill one unit.
- 3. RepairRead the provision, the section, and why each tempting answer fails.
- 4. RecheckReturn to Section B until two-mark questions stop deciding the result.
Built for the RES examination syllabus that applies from 1 January 2027. CEA has published a revised syllabus for examinations from that date. Examinations held in 2026 and earlier use the RES Examination Syllabus 2017 instead. The remaining 2026 papers are sat on 31 October 2026 and 1 November 2026; if that is your sitting, treat this as revision of the law rather than as a rehearsal of your blueprint, because the two syllabuses examine the same statutes under a different structure.
What changed between the two syllabuses · CEA's own statement of which syllabus applies
What is inside
A paper you can sit, not just a question bank.
Freehold scores an RES paper the way CEA scores it, and shows you the authority behind every mark.
CITED ANSWER
Correct
See the provision behind every mark
Explanations say why the right answer is right, and why the answer a Singapore candidate is most likely to pick is wrong.
AuthorityAct or CEA page · section referenceDate we last read it shown in every result
SECTION B
25case studies
Practise where candidates actually fail
Twenty questions hang off a shared scenario and carry 40 marks. A quarter of the questions decide almost half the paper.
- Questions20 of 80
- Worth2 marks each
- Share of paper40 marks
Built for the 2027 syllabus
The revised syllabus applies to examinations from 1 January 2027. Your sitting date decides which one you are examined on, and the plan above routes on it.
Stamp duty tools
Buyer's and seller's stamp duty worked band by band, so you can check a figure rather than memorise one that moves.
Real examination format
Sections, marks, timing and the arithmetic that decides a borderline result — stated as CEA states it.
Study plan
Unit order from CEA's published topic hours, renormalised within your paper so the two units sum to the whole of it.
Learn from primary sources
Guides that quote the Act and the regulator rather than paraphrasing a course, each linked to the unit it teaches.
Dates and fees
When the examination runs, what it costs, and what you have to hold before you may sit it.
Why we show you the source
See the authority, the section and the date we checked it behind every answer.
Singapore property rules move, and they move in the places that cost a client money — stamp duty rates, loan limits, the conditions attached to a lease. A practice question that was right two years ago and is quietly wrong today is worse than no question at all, because you will carry it into the examination hall believing it.
So each of the 853 questions here names the provision it comes from and the date we last read it, and the explanation tells you why the right answer is right rather than simply which letter it was. Where a rule is set administratively rather than in legislation — the minimum occupation period is the clearest case — we key the rule and not the number, because the rule is what the statute actually gives you and the number is what changes.
What each paper covers
Four competency units, two to a paper. Freehold has authored questions against all 42 syllabus topics, plus 25 case-study scenarios for the Section B half.
| Unit | Paper | What it covers |
|---|---|---|
| Unit 1 | Paper 1 | The industry and how it is regulated: who may act, what a licence and a registration each permit, and how the market is segmented and measured. |
| Unit 2 | Paper 1 | Land and property law: contract, agency, leases, mortgages, trusts, succession, co-ownership and the limits on who may hold land. |
| Unit 3 | Paper 2 | Agency practice: the prescribed agreements, the codes of conduct, advertising rules, anti-money-laundering duties and dispute resolution. |
| Unit 4 | Paper 2 | The transaction: stamp duties, financing, the sale process, strata management, collective sale and the rules on foreign ownership. |
See the full examination format — sections, marks and timing
Section B, in full
Twenty questions, one scenario, forty marks.
This is a real shared case study from the Freehold bank, with every question that hangs off it. Section B is where candidates lose the paper, and it is the part no free resource in this market publishes.
Mr Raymond Teo owns a three-storey shophouse and let the whole building to Ms Priya on a five-year lease. The lease contains a covenant against assigning or subletting without consent, a covenant by the landlord to keep the roof in repair, and a right of re-entry. Ms Priya asks for consent to sublet the second storey, and Mr Teo replies that he will agree on payment of five thousand dollars. Ms Priya is also two months behind on rent, and the roof has been leaking since March. Mr Teo has separately mortgaged the shophouse to a bank and has been told the bank may take possession if he defaults on the loan. While the tenancy is still running, Mr Teo sells the reversion to Ms Chandra, who now asks her salesperson what she has bought and what she has taken on.
Open one answer, with its provision
Ms Chandra has bought the reversion of the shophouse. Ms Priya wants the leaking roof repaired under the landlord's repairing covenant. Against whom is that covenant enforceable now?
Against Ms Chandra, since the obligation runs with the reversionary estate — Section 11(1) carries the burden of the lessor's covenants with the reversion, so the tenant pursues whoever holds it now. A mortgagee does not inherit repairing duties merely by lending. Mr Teo parted with the reversion on sale, so the covenant no longer binds him personally, and no fresh tenancy agreement is needed for an existing lease to bind the new owner.
Source: Conveyancing and Law of Property Act 1886 s 11(1) · checked 2026-08-07
The other 9 questions on the same facts, unanswered — which is how the paper gives them to you:
- Mr Teo asks Ms Priya for five thousand dollars before he will consent to the subletting. The lease says nothing about payment for consent. What is the effect of the implied proviso? 2 marks
- Ms Priya sublets the second storey without consent. Ms Chandra now wants to forfeit the lease for that breach. What has to be done first? 2 marks
- Ms Chandra sues for possession over the two months of rent arrears and the court is satisfied she may re-enter. What is the shortest period the order may give Ms Priya before possession is handed over? 2 marks
- Mr Teo's mortgage money falls due and is not paid on the stated day. The mortgage deed contains no stipulation on notice. What is the bank obliged to give him? 2 marks
- Suppose the bank sells the shophouse under the statutory power and Mr Teo says the sale was irregular because no proper notice reached him. What is the position of the buyer who has taken a conveyance? 2 marks
- The bank considers appointing a receiver of the rents rather than taking possession of the shophouse. When does the statutory power to appoint one arise? 2 marks
- A receiver is appointed and mismanages the collection of rent from Ms Priya. The mortgage deed says nothing about the receiver's status. Who answers for his defaults? 2 marks
- The receiver's written appointment specifies no rate for his remuneration. What may he retain out of the money he receives? 2 marks
- Ms Chandra's notice about the subletting breach cannot be handed to Ms Priya, who has gone abroad. Short of an application to court, how may it still be sufficiently served? 2 marks
A full paper reveals nothing until you submit it. Answering question 61 must not hand you 62 to 70, so Freehold marks the whole paper at the end and then opens every explanation and citation at once.
Calculation studio
The arithmetic the paper asks for, with the rate table behind it.
Every rate is read from one canonical file with its effective date, and a build check fails if a rate goes unchecked for 180 days. Cooling measures are announced overnight; a number typed into prose goes stale silently.
Additional buyer's stamp duty
Every buyer profile, including the entity and trustee rates. Rates are indexed by the properties owned after the purchase, and a joint purchase takes the highest applicable rate on the whole value.
TDSR and MSR
Servicing computed at the medium-term rate floor rather than a promotional first-year rate, with variable and rental income haircut to 70%. TDSR is a MAS Guideline; MSR is a Notice, and the difference is examinable.
Buyer's and seller's stamp duty
Including the seller's duty change of 4 July 2025, which most of this cluster still has not caught up with.
Sample RES examination questions
Every Freehold question shows why the right answer is right — and cites its source.
Under the Land Titles Act 1993, what is the effect of an instrument dealing with registered land that has not been registered?
- It passes an equitable interest which binds a later purchaser with notice
- It is ineffectual to pass any estate or interest in the land
- It passes the legal estate, registration serving only to record the dealing
- It is a nullity for every purpose and creates no rights of any kind
Show answer & explanation
It is ineffectual to pass any estate or interest in the land — Section 45(1) makes registration the moment at which an estate or interest passes, so an unregistered transfer leaves the register, and therefore the title, unchanged.
Source: Land Titles Act 1993 s 45(1) · checked 2026-08-06
A transfer of registered land names two co-tenants and says nothing about how they hold. How do they hold the land?
- As tenants-in-common in equal shares
- As joint tenants
- As tenants-in-common in shares proportionate to their contributions
- On a resulting trust for whoever provided the purchase money
Show answer & explanation
As joint tenants — Section 53(1) makes this the default, so silence in the instrument produces survivorship rather than a divisible share. Holding as tenants-in-common in equal shares is what the instrument must say if that is wanted. Shares proportionate to their contributions are not implied by the register, which records the title as written. And no resulting trust for whoever provided the purchase money is presumed against the words of the transfer.
Source: Land Titles Act 1993 s 53(1) · checked 2026-08-06
Under the Estate Agents Act 2010, what must a person be before holding himself out to the public as ready to undertake estate agency work as an estate agent?
- A registered salesperson acting through a licensed estate agent
- A licensed estate agent
- A member of an accredited industry association
- A holder of the prescribed educational qualification
Show answer & explanation
A licensed estate agent — Section 28(1) catches holding out as well as acting, so advertising a willingness to do the work is itself the prohibited conduct.
Source: Estate Agents Act 2010 s 28(1) · checked 2026-08-07
The dated change
One syllabus ends on 2026-12-31. Everything here targets the next one.
CEA's revised syllabus applies to examinations from 2027-01-01. Freehold's bank is authored against it, which is the right corpus for a 2027 sitting and the wrong one to rehearse a 2026 paper with.
Sitting in 2026?
2 examinations remain on the RES Examination Syllabus 2017. That page revises the overlap against your own CEA syllabus and tells you not to read a Freehold paper result as predicted performance for it.
What changed, unit by unit
The revision as CEA published it, with the source document and the date it was read. Nothing here restates the syllabus text itself, which is CEA's and all rights are reserved.
Proof ledger
Every number here comes from the files the practice papers use.
Nothing below is typed into this page. Each figure is counted from the question banks and review ledgers at build time, and each says what it does not prove.
853
cited questions
Every one names its authority and the date it was read. None of them is a past paper.
241 of 263
CEA learning outcomes tested
92% of the outcomes CEA publishes. The rest are authored but not yet examined here.
25
Section B case studies
Shared scenarios with deferred marking. Depth, not count, is what Section B costs a candidate.
853
questions read line by line
A person opened the source and read the question against it. Editing a reviewed question fails the build until it is read again.
13
distinct authorities cited
Statutes, CEA guidance, MAS instruments and IRAS pages. A count of hosts is not a claim that each is primary law.
2
corrections published
Mistakes we found and fixed, in public. A short list is not proof of accuracy; it is proof that we publish them.
Every source in the corpus was last checked between 2026-08-06 and 2026-08-28.
RES examination FAQ
How is the RES examination scored?
By marks, not by the number of questions. Each paper carries 100 marks: 60 Section A questions worth one mark each, and 20 Section B questions worth two. You need 60 marks to pass a paper. That means Section B is 40 per cent of the paper from a quarter of the questions, so a candidate can answer three quarters of the paper correctly and pass comfortably, or scrape the line, depending entirely on which questions those were.
Do I have to pass both papers at the same sitting?
No. The two papers are sat separately and a pass in one carries forward on its own, so you can concentrate on the paper you have not yet cleared.
Where do Freehold's answers come from?
Every one of the 853 questions cites a primary source - an Act or subsidiary legislation on Singapore Statutes Online, or a page published by CEA, URA, IRAS, BCA or JTC - with the section reference and the date we last checked it. You can open the source for yourself from the explanation on any question.
Does Freehold cover the REA examination as well?
No. Freehold covers the RES examination for salespersons only. The REA examination for key executives is answered in structured essay form, which is a different exercise and one that multiple-choice practice does not prepare you for.
Free practice, no account needed
Every RES question cites the Act, regulation or CEA page it comes from, with the section and the date we checked it. No ads, no subscriptions.
RES practice runs here in your browser today. Freehold RES is also available on the App Store with the same bank, the same citations and offline practice.