Here are many more Paper 1 & Paper 2 RES Exam Mock MCQs for you to practice and to pass both Papers

Q221. The primary purpose of the Estate Agents Act is to:

A. Regulate land sales only

B. Protect consumers in real estate transactions

C. Set interest rates for property loans

D. Control property development projects

Answer: B

Q222. Which of the following is NOT a duty of an estate agent?

A. Acting honestly

B. Disclosing material facts

C. Providing legal advice

D. Maintaining client confidentiality

Answer: C

Q223. A valid contract for the sale of property must:

A. Be oral only

B. Include a cooling-off period

C. Be in writing and signed

D. Be notarized by a public officer

Answer: C

Q224. In Singapore, who administers the Residential Property Act?

A. Housing Development Board (HDB)

B. Ministry of National Development (MND)

C. Inland Revenue Authority of Singapore (IRAS)

D. Urban Redevelopment Authority (URA)

Answer: B

Q225. Which type of property does HDB primarily manage?

A. Freehold commercial units

B. Leasehold public housing

C. Industrial warehouses

D. Private condominiums

Answer: B

Q226. What is the typical leasehold tenure for HDB flats?

A. 50 years

B. 60 years

C. 99 years

D. 999 years

Answer: C

Q227. The Option to Purchase (OTP) in a property transaction is:

A. A legally binding sale contract

B. An offer granting the buyer the right to buy within a period

C. A form of deposit paid after completion

D. A government approval for sale

Answer: B

Q228. When a seller accepts the OTP, the buyer must pay:

A. Full purchase price

B. Option fee

C. Stamp duty

D. Legal fees

Answer: B

Q229. Which of these is a statutory duty of an estate agent?

A. Setting market prices

B. Acting with skill, care, and diligence

C. Providing mortgage financing

D. Inspecting property defects personally

Answer: B

Q230. The maximum option fee for private residential property in Singapore is typically:

A. 1% of purchase price

B. 2% of purchase price

C. 5% of purchase price

D. 10% of purchase price

Answer: B

Q231. Which of the following documents is NOT required for property sale?

A. Title deed

B. Option to Purchase

C. Building plans approval

D. Personal income tax returns

Answer: D

Q232. The TDSR (Total Debt Servicing Ratio) framework regulates:

A. Agent commissions

B. Borrower’s loan eligibility

C. Property maintenance fees

D. Stamp duty rates

Answer: B

Q233. A caveat on a property title is meant to:

A. Grant ownership

B. Serve as a warning of legal interest

C. Reduce property taxes

D. Increase property value

Answer: B

Q234. A property listed as “strata-titled” means:

A. Individual ownership of unit with shared common areas

B. Freehold land ownership

C. Leasehold HDB flat

D. Government land lease

Answer: A

Q235. The main role of the Council for Estate Agencies (CEA) is to:

A. Issue property loans

B. License and regulate estate agents

C. Approve land use plans

D. Collect property taxes

Answer: B

Q236. Which factor does NOT affect property valuation?

A. Location

B. Market demand

C. Agent’s commission

D. Property condition

Answer: C

Q237. The Open Market Value (OMV) of a property is:

A. Price for taxation purposes

B. Price agreed in private sale

C. Estimated price at willing buyer-seller transaction

D. Government land tender price

Answer: C

Q238. Which of the following is a key principle of agency law?

A. Agent acts in their own interest only

B. Agent owes fiduciary duty to principal

C. Agent may hide information from principal

D. Agent can decide sale price independently

Answer: B

Q239. In Singapore, the stamp duty for residential property is paid by:

A. Seller

B. Buyer

C. Government

D. Bank

Answer: B

Q240. A “cooling-off period” allows the buyer to:

A. Cancel a sale within a few days with penalty

B. Delay payment indefinitely

C. Renegotiate property price

D. Transfer ownership without consent

Answer: A

Q241. Which of the following is NOT considered a material fact in property sale?
A. Structural defects
B. Encumbrances on title
C. Neighborhood crime rate
D. Seller’s personal opinion of the property
Answer: D

Q242. An estate agent’s license must be renewed:
A. Every year
B. Every 2 years
C. Every 3 years
D. Every 5 years
Answer: B

Q243. Which document confirms legal ownership of a property?
A. Option to Purchase
B. Sale & Purchase Agreement
C. Title deed
D. Property tax receipt
Answer: C

Q244. Which of the following is true about private residential property in Singapore?
A. HDB rules apply
B. Can be freehold or leasehold
C. Must be strata-titled
D. Always government-subsidized
Answer: B

Q245. The Option to Purchase (OTP) period is usually:
A. 7–14 days
B. 14–21 days
C. 21–28 days
D. 30–60 days
Answer: B

Q246. Earnest money in a property transaction refers to:
A. Option fee
B. Stamp duty
C. Legal fees
D. Agent’s commission
Answer: A

Q247. Which of the following is a disclosure requirement for estate agents?
A. Seller’s mortgage balance
B. Market valuation
C. Material defects
D. Agent’s personal profit
Answer: C

Q248. An agent cannot:
A. Show properties to clients
B. Advise on pricing strategy
C. Provide legal advice
D. Facilitate property viewings
Answer: C

Q249. When a buyer exercises the OTP, the balance purchase price is usually paid:
A. Immediately
B. On completion of the Sale & Purchase Agreement
C. After 1 year
D. After stamp duty payment
Answer: B

Q250. Which is a key element of a valid contract?
A. Offer, acceptance, consideration, intention to create legal relations
B. Only offer and acceptance
C. Only written form
D. Only signatures
Answer: A

Q251. An estate agent must avoid conflict of interest, which means:
A. Always working for the seller
B. Representing multiple clients without disclosure
C. Acting in the principal’s best interest
D. Ignoring client instructions
Answer: C

Q252. Which of the following requires CEA licensing?
A. Property developer staff marketing their own project
B. Private individual selling their property
C. Licensed mortgage broker
D. Estate agents facilitating residential sales
Answer: D

Q253. A property listed as “executive condominium (EC)” is:
A. Fully private property
B. HDB-style public housing with restrictions
C. Freehold commercial property
D. Government land tender property
Answer: B

Q254. Which of the following is a key factor affecting property market value?
A. Agent’s commission
B. Interest rates
C. Seller’s personal preference
D. Color of walls
Answer: B

Q255. In property valuation, comparable method refers to:
A. Using government valuation
B. Comparing similar properties recently sold
C. Cost of construction
D. Rental income only
Answer: B

Q256. The leasehold tenure for private property can be:
A. 30 years
B. 60 years
C. 99 years
D. All of the above
Answer: D

Q257. Which is TRUE about strata titles?
A. Owner has exclusive ownership of unit only
B. Owner shares ownership of common property
C. Common areas managed collectively
D. All of the above
Answer: D

Q258. The maximum loan-to-value (LTV) ratio for first-time residential property buyers depends on:
A. Buyer’s nationality
B. Buyer’s age
C. Loan tenure and mortgage insurance
D. Property color
Answer: C

Q259. Caveats are registered to:
A. Confirm sale completion
B. Protect legal interest of a party
C. Pay property taxes
D. Obtain HDB approval
Answer: B

Q260. In Singapore, the buyer’s stamp duty (BSD) is calculated based on:
A. Agreed purchase price or market value, whichever is higher
B. Seller’s valuation
C. Agent’s commission
D. Property size only
Answer: A

Q261. Additional Buyer’s Stamp Duty (ABSD) applies to:
A. First residential property for Singapore citizens
B. Second or subsequent properties or foreign buyers
C. Commercial property purchases
D. All transactions under $500,000
Answer: B

Q262. Which is a key duty of an estate agent under CEA?
A. Acting with honesty, fairness, and integrity
B. Providing personal financial advice
C. Determining property taxes
D. Building property on behalf of clients
Answer: A

Q263. A provisional valuation by URA is mainly for:
A. Stamp duty assessment
B. Property insurance
C. Bank loan purposes
D. Agent commission calculation
Answer: C

Q264. Which of the following is not legally binding?
A. Option to Purchase not exercised
B. Signed Sale & Purchase Agreement
C. Title deed
D. Caveat registered
Answer: A

Q265. The completion date in a Sale & Purchase agreement is:
A. When OTP is signed
B. When buyer pays full purchase price and legal transfer occurs
C. When property is first advertised
D. When buyer applies for mortgage
Answer: B

Q266. The Cooling-off period for residential property is:
A. 1–3 days
B. 3–5 days
C. 5–7 days
D. 7–14 days
Answer: B

Q267. Which of the following is considered an encumbrance?
A. Mortgage
B. Caveat
C. Easement
D. All of the above
Answer: D

Q268. Which mortgage scheme is provided under HDB?
A. HDB concessionary loan
B. Bank commercial loan
C. Private mortgage insurance
D. Developer financing
Answer: A

Q269. The legal interest of a property is registered with:
A. IRAS
B. CEA
C. Singapore Land Authority (SLA)
D. URA
Answer: C

Q270. Which of the following is a valid reason for contract termination?
A. Failure to disclose material facts
B. Change in market price
C. Buyer changes mind
D. Agent recommends different property
Answer: A

Q271. Which is TRUE about HDB resale flats?
A. Freehold tenure
B. Must meet eligibility conditions
C. Can be bought by foreigners without restrictions
D. Not subject to stamp duty
Answer: B

Q272. Property valuation methods include:
A. Comparative method
B. Income method
C. Cost method
D. All of the above
Answer: D

Q273. The mortgagee is:
A. Property owner
B. Bank or lender
C. Estate agent
D. Developer
Answer: B

Q274. Which of the following affects property rental yield?
A. Purchase price
B. Rental income
C. Maintenance cost
D. All of the above
Answer: D

Q275. Conveyancing refers to:
A. Property marketing
B. Transfer of legal ownership
C. Property valuation
D. Mortgage approval
Answer: B

Q276. Tenancy agreements must specify:
A. Rent, duration, and parties involved
B. Agent commission only
C. Government valuation
D. Buyer’s mortgage eligibility
Answer: A

Q277. Which of the following is NOT covered under CEA regulations?
A. Residential property transactions
B. Estate agent licensing
C. Commercial construction permits
D. Professional conduct of agents
Answer: C

Q278. An estate agent must retain transaction records for:
A. 1 year
B. 2 years
C. 5 years
D. 7 years
Answer: C

Q279. Option fee forfeiture occurs when:
A. Buyer exercises OTP
B. Buyer fails to exercise OTP within the option period
C. Seller withdraws OTP
D. Stamp duty is paid
Answer: B

Q280. Which factor is most critical in determining property price?
A. Developer’s recommendation
B. Market demand and supply
C. Agent’s preference
D. Buyer’s nationality
Answer: B

Q281. The Sale & Purchase Agreement becomes legally binding:
A. Once OTP is signed
B. After buyer exercises OTP and S&P is signed
C. On property advertisement
D. On bank loan approval
Answer: B

Q282. Encumbrances on property are recorded with:
A. CEA
B. SLA
C. HDB
D. URA
Answer: B

Q283. Cooling-off rights are mainly intended to:
A. Protect sellers
B. Allow buyers reconsideration
C. Lower stamp duty
D. Adjust purchase price
Answer: B

Q284. An estate agent must disclose conflict of interest:
A. Before signing OTP
B. Before marketing property
C. Only when asked by client
D. No disclosure required
Answer: A

Q285. Mortgage insurance protects:
A. Buyer’s deposit
B. Lender against default
C. Seller’s interest
D. Agent’s commission
Answer: B

Q286. Which of the following is true about private property loans?
A. LTV ratio depends on loan tenure
B. Always 100% financing
C. No insurance required
D. Government pays interest
Answer: A

Q287. Valuation for mortgage purposes is primarily done by:
A. Seller
B. Bank-appointed valuer
C. Estate agent
D. Buyer
Answer: B

Q288. Option fee is usually:
A. Refunded if buyer doesn’t exercise OTP
B. Forfeited if buyer doesn’t exercise OTP
C. Paid after S&P
D. Paid to the government
Answer: B

Q289. Earnest money is different from option fee because:
A. It’s refundable
B. Paid after S&P
C. Paid directly to government
D. Only for commercial property
Answer: A

Q290. Leasehold property reverts to the state after:
A. Sale & Purchase
B. Expiry of lease
C. Completion date
D. Buyer’s default
Answer: B

Q291. Strata titles include:
A. Unit title
B. Common property
C. Management corporation
D. All of the above
Answer: D

Q292. Property encumbrances include:
A. Mortgage
B. Caveat
C. Easement
D. All of the above
Answer: D

Q293. Title insurance protects:
A. Buyer against legal disputes over ownership
B. Seller against price reduction
C. Agent against commission loss
D. Bank against interest fluctuations
Answer: A

Q294. Lease extension in private property requires:
A. Negotiation with developer
B. Legal registration
C. Both A and B
D. Only agent approval
Answer: C

Q295. Option to purchase gives the buyer:
A. Ownership immediately
B. Right to buy within option period
C. Right to sell to others
D. Right to cancel at will
Answer: B

Q296. Which of the following is a type of residential property?
A. HDB flat
B. Executive condominium
C. Private condominium
D. All of the above
Answer: D

Q297. Which factor affects rental yield the most?
A. Purchase price
B. Rental income
C. Maintenance cost
D. All of the above
Answer: D

Q298. Total Debt Servicing Ratio (TDSR) ensures:
A. Buyer doesn’t overborrow
B. Seller earns maximum profit
C. Agent commission is fixed
D. Property value increases
Answer: A

Q299. Property taxes are levied by:
A. SLA
B. URA
C. CEA
D. Bank
Answer: B

Q300. Caveat removal requires:
A. Owner’s consent
B. Government approval
C. Bank consent
D. Buyer’s agreement
Answer: A

Q301. Option period extension is:
A. Automatically granted
B. Negotiable between buyer and seller
C. Illegal
D. Done by CEA only
Answer: B

Q302. Which of the following affects private property resale price?
A. Location
B. Market demand
C. Property condition
D. All of the above
Answer: D

Q303. Seller’s mortgage balance must be:
A. Disclosed to buyer
B. Paid before OTP
C. Ignored
D. Approved by agent only
Answer: A

Q304. Conveyancing fee is usually borne by:
A. Buyer
B. Seller
C. Both parties
D. Bank
Answer: C

Q305. Cooling-off period is waived for:
A. Commercial property
B. HDB resale flats
C. Private residential property
D. All of the above
Answer: A

Q306. Agent commission is:
A. Fixed by law
B. Negotiable between parties
C. Always 2%
D. Paid to government
Answer: B

Q307. Buyer’s due diligence includes:
A. Checking property title
B. Reviewing encumbrances
C. Inspecting property condition
D. All of the above
Answer: D

Q308. Option fee forfeiture occurs when:
A. Buyer exercises OTP
B. Buyer fails to exercise OTP
C. Seller cancels S&P
D. Bank rejects mortgage
Answer: B

Q309. Strata management is handled by:
A. Developer
B. Management Corporation
C. Estate agent
D. Buyer
Answer: B

Q310. Leasehold property valuation may decrease as:
A. Lease shortens
B. Market demand rises
C. Property condition improves
D. Rental income increases
Answer: A

Q311. Encumbrances are:
A. Rights or interests on property
B. Property ownership
C. Mortgage only
D. Caveat only
Answer: A

Q312. Title deed proves:
A. Ownership of property
B. Payment of stamp duty
C. Agent’s commission
D. Mortgage approval
Answer: A

Q313. Option to Purchase is usually:
A. Non-refundable
B. Paid to seller
C. Paid to agent
D. Government fee
Answer: B

Q314. Completion date marks:
A. Buyer taking legal ownership
B. OTP signing
C. Agent’s commission payment
D. Mortgage approval
Answer: A

Q315. Property valuation is required for:
A. Mortgage approval
B. Stamp duty calculation
C. Sale negotiations
D. All of the above
Answer: D

Q316. Agent’s duty includes:
A. Disclosure of material facts
B. Acting honestly
C. Acting in client’s interest
D. All of the above
Answer: D

Q317. HDB resale eligibility depends on:
A. Citizenship
B. Age
C. Family nucleus
D. All of the above
Answer: D

Q318. Stamp duty must be paid:
A. Within 14 days of S&P
B. Before OTP
C. After completion only
D. No payment required
Answer: A

Q319. Cooling-off period allows:
A. Contract termination with refund of option fee
B. Unlimited delay
C. Agent fee waiver
D. Mortgage reduction
Answer: A

Q320. Option fee payment is:
A. Negotiable
B. Mandatory to secure OTP
C. Paid after completion
D. Government fee
Answer: B