Great 👍 Let’s do some scenario-based MCQs for RES Paper 1 (which focuses more on laws, regulations, ethics, procedures, estate agency framework).
Here are some sample scenario MCQs styled after what you might see in Paper 1:
Let's do this 10 MCQs to warm up before you get into any real stuff.
Q1.
Mr Tan, a registered salesperson, advertises an HDB resale flat on a property portal. He forgets to include his CEA registration number in the advertisement. Which rule has he breached?
A. Code of Ethics and Professional Client Care (CEPCC)
B. Estate Agents (Advertisement) Regulations 2011
C. Estate Agents Act Section 42
D. Estate Agents (Estate Agency Work) Regulations
Answer: B
Q2.
A buyer tells his salesperson that he wants to avoid paying ABSD by buying the property under his single friend’s name first, then transferring it back later. The salesperson agrees and assists in drafting the arrangement. Which BEST describes this conduct?
A. Creative tax planning
B. A valid legal transaction
C. Abetment of tax avoidance
D. Acceptable as long as both parties consent
Answer: C
Q3.
An estate agent wants to hold a client’s 1% option fee temporarily “for safekeeping” until the seller issues the Option to Purchase. What must the agent do?
A. Deposit the money into the agency’s client account
B. Keep the money in his personal bank account
C. Pass the money directly to the seller in cash
D. Withhold the money until the deal completes
Answer: A
Q4.
Mdm Lim engages a salesperson to sell her condo. After viewing, a buyer directly approaches Mdm Lim to close the deal and avoids the salesperson. Mdm Lim refuses to pay commission. What is the outcome?
A. No commission is payable since buyer bypassed the salesperson
B. Salesperson can sue Mdm Lim based on agency agreement
C. CEA will automatically enforce commission payment
D. Salesperson must forfeit commission claim
Answer: B
Q5.
A salesperson tells a buyer that the freehold condo has “excellent capital appreciation” but fails to check past transacted prices before making this claim. Which duty under CEPCC is MOST directly breached?
A. Duty to avoid conflicts of interest
B. Duty to act with care, diligence and skill
C. Duty to protect and advance client’s interest
D. Duty not to handle money
Answer: B
Q6.
An estate agent firm appoints 2 Key Executive Officers (KEOs). Under CEA’s rules, is this allowed?
A. Yes, if both are CEA-registered
B. Yes, provided one is a practising lawyer
C. No, only one KEO can be appointed per estate agent
D. Yes, if firm has more than 100 salespersons
Answer: C
Q7.
A salesperson represents both the buyer and seller in a private resale condo transaction. Which is correct?
A. This is allowed if both parties give informed consent in writing
B. This is not allowed under CEA regulations
C. It is allowed only for HDB resale flats
D. It is compulsory in co-broking situations
Answer: A
Q8.
A salesperson is convicted of a crime involving dishonesty (fraud). What will CEA likely do regarding his registration?
A. Nothing, as it is a personal matter
B. Suspend or revoke his registration
C. Issue a warning letter only
D. Allow him to continue until appeal is filed
Answer: B
Q9.
When must a salesperson present the Prescribed Estate Agency Agreement (PEAA) to the client?
A. Before carrying out any estate agency work
B. After the Option to Purchase is exercised
C. Before commission is paid
D. On completion date of the transaction
Answer: A
Q10.
A salesperson posts on Facebook: “This condo unit guarantees a rental yield of 7%!” without verifying the actual data. Which is true?
A. It is acceptable as marketing puffery
B. It breaches the Advertising Regulations
C. It is fine if no one complains
D. It only breaches rules if the claim is false
Answer: B
✅ These are Paper 1 style scenario MCQs:
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They test regulations, ethical duties, professional practices, not math.
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Wording often uses “which is correct / BEST describes / MOST appropriate” to test application, not rote memory.
Perfect 👍 Let’s do a batch of 50 scenario-based MCQs for Paper 1.
These will be realistic, case-style questions based on the Estate Agents Act, CEA regulations, Code of Ethics and Professional Client Care (CEPCC), advertising rules, conflict of interest, duties to clients, professional practice, and HDB/private property rules.
📘 RES Exam – Paper 1 Scenario-Based MCQs (Q1–50)
Agency Law & Duties
Q1.
Mr Wong engages a salesperson to sell his HDB flat. The salesperson did not issue the Prescribed Estate Agency Agreement (PEAA) before marketing. Which duty is breached?
A. CEPCC Rule on diligence
B. CEA requirement on PEAA usage
C. Estate Agents (Advertisement) Regulations
D. Conflict of interest
Answer: B
Q2.
A buyer asks a salesperson to hold $10,000 option fee “temporarily in cash” until the seller signs OTP. What should the salesperson do?
A. Agree, since client requested
B. Deposit into own bank account
C. Deposit into estate agent’s client account
D. Pass to seller immediately
Answer: C
Q3.
A salesperson tells his client: “You must buy this unit; it’s guaranteed to double in value in 3 years.” What is breached?
A. Duty not to handle money
B. Duty not to give false/misleading statements
C. Conflict of interest
D. Advertising regulation only
Answer: B
Q4.
A salesperson collected commission directly from the client into his personal PayNow account. Which is correct?
A. Allowed if client consents
B. Breach – commission must go through estate agent
C. Allowed if under $5,000
D. Allowed only for rental deals
Answer: B
Q5.
A salesperson fails to disclose to his client that he is related to the seller of the property. Which duty is breached?
A. Advertising regulations
B. CEPCC duty to disclose conflicts of interest
C. Duty to handle money properly
D. KEO’s duty of supervision
Answer: B
Advertising Regulations
Q6.
A salesperson advertises on PropertyGuru without showing his CEA registration number. Which is breached?
A. CEPCC
B. Estate Agents (Advertisement) Regulations
C. Estate Agents Act Section 29
D. None, it is optional
Answer: B
Q7.
An estate agent advertises a “dual-key condo guaranteed 8% yield”. What is wrong?
A. Misrepresentation in advertisement
B. Missing CEA reg no.
C. Conflict of interest
D. It is acceptable as marketing
Answer: A
Q8.
A salesperson posts: “HDB flat for sale, $450k negotiable” but no HDB approval was obtained to advertise. Which is breached?
A. CEPCC Rule on diligence
B. HDB marketing rules
C. Estate Agents (Advertisement) Regulations
D. Both B and C
Answer: D
Q9.
A salesperson modifies the photos of a resale condo to remove defects before posting online. Which applies?
A. Acceptable marketing
B. Breach of CEPCC (false/misleading advertisement)
C. Breach of KEO duty
D. Breach of tenancy law
Answer: B
Q10.
A salesperson posts a seller’s property on social media without seller’s consent. Which is correct?
A. Allowed if property is vacant
B. Breach of advertising regulations
C. Allowed if no address shown
D. Acceptable if asking price is correct
Answer: B
CEA Framework & Registration
Q11.
Which of the following is a requirement for salesperson registration?
A. Must be at least 21 years old
B. Must pass RES Exam
C. Must have 4 GCE ‘O’ level passes or equivalent
D. All of the above
Answer: D
Q12.
A salesperson continues estate agency work after his registration has lapsed. Which is correct?
A. Allowed if within grace period
B. Breach of Estate Agents Act – unregistered practice
C. Allowed if supervised by KEO
D. Allowed for existing clients only
Answer: B
Q13.
Which of the following is NOT required for Key Executive Officer (KEO) appointment?
A. Must be Singaporean/PR
B. Must have minimum 4 GCE ‘O’ levels
C. Must have at least 3 years managerial experience
D. Must be approved by HDB
Answer: D
Q14.
An estate agent wants to appoint 2 KEOs. Is this allowed?
A. Yes, if firm has >100 salespersons
B. Yes, if one is a lawyer
C. No, only 1 KEO per estate agent
D. Yes, with CEA approval
Answer: C
Q15.
Who is responsible for supervision of all salespersons in an estate agent?
A. CEA
B. Each salesperson
C. Key Executive Officer (KEO)
D. Clients
Answer: C
HDB / Residential Rules
Q16.
A PR couple bought a resale HDB flat. They want to sell it after 2 years. Which applies?
A. Allowed anytime
B. Can sell only after meeting 5-year MOP
C. Can sell after 2 years if bought without grant
D. Can sell after 3 years
Answer: B
Q17.
A buyer wants to buy an HDB resale flat directly from a seller without using HDB portal procedures. Which applies?
A. Allowed if both agree
B. Must follow HDB prescribed resale process
C. Allowed if seller’s agent drafts own OTP
D. Only for cash buyers
Answer: B
Q18.
Which of the following buyers CANNOT buy a new BTO flat?
A. SC + SC couple
B. SC + PR couple
C. PR + PR couple
D. First-timer SC couple
Answer: C
Q19.
An HDB owner wants to sublet the whole flat while overseas for 6 months. Which is correct?
A. Allowed with HDB approval
B. Not allowed
C. Allowed if only renting to Singaporeans
D. Allowed if under 1 year
Answer: A
Q20.
A Singaporean owns a private condo. Can he buy a BTO flat directly from HDB?
A. Yes, with ABSD
B. Yes, if he sells condo within 6 months of key collection
C. No, he must dispose private property 30 months before application
D. Yes, but only if married
Answer: C
Conflict of Interest & Ethics
Q21.
A salesperson represents both seller and buyer in a resale condo transaction. What must he do?
A. Inform seller only
B. Obtain written consent from both parties
C. Nothing, dual representation is automatically allowed
D. Report to CEA for approval
Answer: B
Q22.
A salesperson is asked by his client to overstate purchase price in OTP to get higher loan. What should he do?
A. Agree if client insists
B. Reject request and explain illegality
C. Accept if loan bank agrees
D. Proceed quietly
Answer: B
Q23.
A salesperson is handling a buyer’s purchase but learns that his spouse is the seller. What must he do?
A. Nothing, as it’s family
B. Disclose relationship as conflict of interest
C. Proceed if buyer agrees orally
D. Proceed if buyer pays lower commission
Answer: B
Q24.
A salesperson receives referral fee from a banker but does not declare to client. Which is breached?
A. Advertising regulation
B. Duty to disclose referral fees
C. HDB resale rules
D. None
Answer: B
Q25.
A salesperson secretly offers to “share” his commission with a buyer without informing his agency. Which is correct?
A. Allowed if under $10k
B. Allowed for private property deals
C. Breach – commission rebates must be declared in writing
D. Allowed if both parties agree
Answer: C
General Law & Practice
Q26.
What is the legal relationship between a client and estate agent?
A. Employer-employee
B. Principal-agent
C. Partnership
D. Independent contractor
Answer: B
Q27.
Which contract law principle applies if a salesperson lies to induce a buyer into a deal?
A. Misrepresentation
B. Caveat emptor
C. Laches
D. Privity
Answer: A
Q28.
A seller issues OTP to Buyer A but then sells to Buyer B before expiry. What happens?
A. Valid, seller free to choose
B. Breach of contract with Buyer A
C. Acceptable if higher price
D. Buyer A has no claim
Answer: B
Q29.
Which is true about Caveat Lodgment?
A. Protects interest of purchaser
B. Ensures title transfer is complete
C. Required only for HDB resale
D. Lodged by KEOs
Answer: A
Q30.
A property is sold “as is where is”. What does this mean?
A. Seller guarantees condition
B. Buyer accepts current physical condition
C. Seller must repair defects
D. Agent guarantees property
Answer: B
Agency Agreements & Commission
Q31.
A seller signed an exclusive estate agency agreement with Agency A. Two weeks later, he appointed Agency B as well. Which is correct?
A. Allowed, seller free to choose
B. Breach – seller cannot appoint another during exclusivity
C. Allowed if both agents agree
D. Allowed if property is private
Answer: B
Q32.
A salesperson failed to explain to the seller the meaning of exclusivity clause before signing. Which duty is breached?
A. CEPCC duty of diligence
B. Advertising regulation
C. Money laundering law
D. KEO supervision
Answer: A
Q33.
A seller revoked an exclusive agreement before expiry without valid reason. What may happen?
A. Seller may be liable to pay damages/commission
B. Nothing, agreements can be freely revoked
C. Buyer pays penalty
D. CEA cancels the transaction
Answer: A
Q34.
A salesperson agrees orally with a buyer to collect $3,000 commission. Buyer later refuses to pay. Which applies?
A. Valid, oral agreements are enforceable
B. Invalid – commission agreements must be in writing
C. Buyer must pay as agreed
D. CEA enforces directly
Answer: B
Q35.
If a salesperson gives part of his commission back to a buyer without informing his agency, this is…
A. Allowed if buyer insists
B. Breach – must disclose commission rebate to client and agency
C. Acceptable for HDB resale
D. Acceptable if under 10% of commission
Answer: B
Ethics & Professional Conduct
Q36.
A buyer asks a salesperson to check caveat status of a property. The salesperson ignores the request. Which duty is breached?
A. Duty to avoid conflict
B. Duty to exercise care, skill, and diligence
C. Advertising regulation
D. AML regulation
Answer: B
Q37.
A salesperson is late in handing over documents, causing delay in buyer’s stamp duty payment. Buyer incurred penalty. Which is correct?
A. Salesperson liable for negligence
B. Buyer solely responsible
C. KEO automatically liable
D. CEA pays the fine
Answer: A
Q38.
A salesperson recommends a lawyer to a buyer because that lawyer gives him referral fees. He did not disclose this. What is breached?
A. Duty to act in client’s interest
B. Conflict of interest disclosure duty
C. Both A and B
D. None
Answer: C
Q39.
A salesperson discourages a buyer from getting independent valuation so the deal will close faster. Which is breached?
A. Advertising rules
B. CEPCC duty to avoid influencing client unfairly
C. CEA registration rule
D. None
Answer: B
Q40.
A salesperson discloses a client’s financial details to another party without consent. Which is breached?
A. Duty of confidentiality
B. Duty of disclosure
C. Advertising regulation
D. AML rules only
Answer: A
Contract & Property Law
Q41.
In a sale of property, what happens when the Option Fee is paid?
A. Binding contract immediately formed
B. Seller is bound, buyer has option to proceed
C. Buyer is bound, seller can walk away
D. Both parties are bound
Answer: B
Q42.
A buyer exercised OTP but later refused to complete purchase. What may seller do?
A. Forfeit option fee and sue for specific performance
B. Only refund option fee
C. Must allow buyer to cancel
D. Nothing, buyer free to withdraw
Answer: A
Q43.
Which is true about Tenancy Agreement stamping?
A. Optional
B. Must be stamped within 14 days from execution
C. Must be stamped only if >$10k rent
D. Stamping is done by salesperson
Answer: B
Q44.
Which of the following interests is registrable under the Land Titles Act?
A. Caveat
B. Mortgage
C. Lease above 7 years
D. All of the above
Answer: D
Q45.
A buyer discovers that the seller did not disclose an existing caveat on the property. What is correct?
A. Buyer must accept property as is
B. Buyer may rescind contract due to misrepresentation
C. Caveat automatically lapses after sale
D. Agent bears responsibility
Answer: B
HDB & Residential Rules
Q46.
A PR family bought a resale HDB flat. After 3 years, they want to rent out the whole flat. Which is correct?
A. Allowed anytime
B. Allowed only after 5-year MOP and HDB approval
C. Allowed if to Singaporeans only
D. Allowed if family overseas
Answer: B
Q47.
An HDB owner owns a private condo jointly with spouse. They want to retain both after buying new BTO. Which applies?
A. Allowed if they pay ABSD
B. Must dispose private property 30 months before BTO application
C. Allowed only if one spouse SC
D. Allowed if MOP not reached
Answer: B
Q48.
A buyer intends to purchase an HDB resale flat with cash, no CPF usage. Does HDB resale procedure still apply?
A. No, because no CPF loan
B. Yes, all resale transactions must use HDB portal
C. Only if using bank loan
D. Only if using HDB loan
Answer: B
Q49.
A foreigner wishes to buy a landed property in a Good Class Bungalow area. Which is correct?
A. Allowed freely
B. Not allowed without LDAU approval
C. Allowed only if PR
D. Allowed if cash purchase
Answer: B
Q50.
A buyer bought a resale HDB flat using CPF. Who ensures CPF funds are released?
A. Salesperson
B. HDB (for HDB deals) or conveyancing lawyer (for private deals)
C. CEA
D. KEO
Answer: B
✅ Now you have a full set of 50 scenario-based Paper 1 MCQs (Q1–50).
Each reflects the style, law-based content, and application-oriented nature of the actual exam.
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