- Paper 1 = Laws, regulations, CEA rules
(which we just did).
- Paper 2 = Practice, procedures,
calculations, case studies (sales, rental, HDB/CPF policies, marketing,
ethics, etc.).
I’ll now prepare a full 50-question Paper 2 mock test for you
(MCQs + scenario-based).
📘 RES Paper 2 – Mock Test (50 MCQs + Case Scenarios)
Section A: Real Estate Practice &
Procedures
(1) In a private property sale, the usual option fee is:
(a) 0.5%
(b) 1%
(c) 5%
(d) 10%
Answer: (b)
(2) After the buyer exercises the OTP, the usual completion period is:
(a) 2 weeks
(b) 6 weeks
(c) 8–12 weeks
(d) 6 months
Answer: (c)
(3) Which of the following is usually paid by the tenant in a rental
transaction?
(a) Property tax
(b) Stamp duty
(c) Fire insurance
(d) MCST fees
Answer: (b)
(4) A tenancy agreement must be stamped within:
(a) 7 days
(b) 14 days
(c) 21 days
(d) 30 days
Answer: (b)
(5) In co-broking, commission is payable to:
(a) The introducer only
(b) Both buyer and seller agents as agreed
(c) Only the seller’s agent
(d) Whichever agent the seller chooses
Answer: (b)
Section B: HDB Rules
(6) The MOP (Minimum Occupation Period) for new HDB flats is:
(a) 3 years
(b) 5 years
(c) 7 years
(d) 10 years
Answer: (b)
(7) Which of the following is NOT allowed to buy a HDB resale flat?
(a) Singaporean + PR couple
(b) PR + PR couple (less than 3 years)
(c) Married Singaporean couple
(d) Single Singaporean above 35 years old
Answer: (b)
(8) A private property owner must wait ___ months after disposing his
property before buying a HDB resale flat.
(a) 3
(b) 6
(c) 12
(d) 24
Answer: (b)
(9) The CPF Housing Grant is NOT available to:
(a) First-timer family buying resale flat
(b) Singles scheme buyers
(c) Foreigners buying resale flat
(d) Married couples buying BTO
Answer: (c)
(10) Which of the following needs HDB’s approval?
(a) Renting out the whole flat
(b) Renting out bedrooms
(c) Selling flat after MOP
(d) Buying resale flat
Answer: (a)
Section C: Financing & CPF
(11) Buyer’s Stamp Duty (BSD) is payable to:
(a) URA
(b) SLA
(c) IRAS
(d) CEA
Answer: (c)
(12) Buyer’s Stamp Duty is calculated based on:
(a) Option fee
(b) Market value or purchase price, whichever is higher
(c) Completion price only
(d) Property tax valuation
Answer: (b)
(13) Additional Buyer’s Stamp Duty (ABSD) applies to:
(a) Singaporeans buying first property
(b) PRs buying second property
(c) Foreigners buying any property
(d) Both (b) and (c)
Answer: (d)
(14) CPF funds can be used for:
(a) Paying property agent commission
(b) Paying legal fees
(c) Paying housing instalments
(d) Paying renovation costs
Answer: (c)
(15) Which of the following is a restriction of CPF usage?
(a) Only for properties with at least 20 years remaining lease
(b) Only for properties with at least 30 years remaining lease
(c) Not allowed for any private properties
(d) Only for freehold properties
Answer: (b)
Section D: Private Property &
Strata Title
(16) Which of the following does not require LDAU approval?
(a) Foreigner buying condominium
(b) Foreigner buying landed property
(c) Foreigner buying vacant land
(d) Foreigner buying restricted residential property
Answer: (a)
(17) Strata title ownership gives:
(a) Exclusive right to the whole building
(b) Ownership of a unit + share in common property
(c) Lease rights only
(d) Rights to land but not building
Answer: (b)
(18) MCST fees are payable by:
(a) Tenants
(b) Landlords
(c) MCST manager
(d) Government
Answer: (b)
(19) Property tax is assessed based on:
(a) Market value
(b) Gross floor area
(c) Annual Value
(d) Net property income
Answer: (c)
(20) Who collects property tax in Singapore?
(a) URA
(b) SLA
(c) IRAS
(d) HDB
Answer: (c)
Section E: Agency & Ethics
(21) Dual representation is allowed if:
(a) Both clients are informed and give consent
(b) Only seller consents
(c) Only buyer consents
(d) Never allowed
Answer: (a)
(22) Agents must keep records of transactions for at least:
(a) 1 year
(b) 3 years
(c) 5 years
(d) 7 years
Answer: (c)
(23) Which of the following is a breach of CEA Code of Ethics?
(a) Failure to disclose conflict of interest
(b) Failing to provide valuation advice
(c) Quoting too low commission
(d) Working part-time
Answer: (a)
(24) Commission disputes between agents should be handled by:
(a) CEA mediation
(b) Small Claims Tribunal
(c) Court
(d) Police
Answer: (a)
(25) Estate agents are required to perform AML checks under:
(a) FATF guidelines
(b) CEA regulations
(c) PDPA
(d) All of the above
Answer: (d)
Section F: Case Scenarios
(26) A buyer pays 1% option fee for a $1,000,000 condo. How much is the
balance deposit upon exercising OTP (usually 5%)?
(a) $10,000
(b) $40,000
(c) $50,000
(d) $100,000
Answer: (b)
(27) A tenant signs a 2-year lease at $3,000/month. What is the stamp duty
payable?
(Formula: 0.4% × Total Rent)
(a) $96
(b) $288
(c) $2880
(d) $960
Answer: (c)
(28) A Singaporean couple buying their 2nd property at $1,500,000 will pay
ABSD of:
(ABSD = 20%)
(a) $30,000
(b) $150,000
(c) $200,000
(d) $300,000
Answer: (b)
(29) A PR buying his 1st condo at $1,200,000 must pay BSD of:
(BSD = 1% first 180K, 2% next 180K, 3% next 640K, 4% remainder)
(a) $26,600
(b) $28,600
(c) $30,600
(d) $32,600
Answer: (b)
(30) If a seller backs out after buyer exercises OTP, the buyer may:
(a) Lose deposit
(b) Sue for specific performance
(c) Refund commission
(d) Return OTP
Answer: (b)
Section G: Ethics & Advertising
(31) All advertisements must include:
(a) Agent’s phone number only
(b) Agent’s CEA registration number and agency licence number
(c) Only property address
(d) Owner’s details
Answer: (b)
(32) Flyers cannot be distributed:
(a) In public places
(b) At HDB estates
(c) At private condos without consent
(d) In commercial areas
Answer: (c)
(33) Which of the following is considered misrepresentation?
(a) Claiming property has sea view when it doesn’t
(b) Providing correct valuation figures
(c) Giving options to buyers
(d) Quoting market transaction prices
Answer: (a)
(34) A salesperson must disclose:
(a) All known defects in property
(b) Only defects that affect value
(c) Only defects that buyer asks about
(d) None, as caveat emptor applies
Answer: (a)
(35) A salesperson receives 2% commission from seller and a “thank you gift”
from buyer. This is:
(a) Acceptable
(b) Conflict of interest
(c) Allowed if disclosed to seller
(d) Allowed if under $100
Answer: (b)
Section H: Tenancy & Leasing
(36) Security deposit for a 2-year lease is usually:
(a) 1 month’s rent
(b) 2 months’ rent
(c) 3 months’ rent
(d) 6 months’ rent
Answer: (b)
(37) In tenancy, who is responsible for structural repairs?
(a) Tenant
(b) Landlord
(c) Agent
(d) MCST
Answer: (b)
(38) Who pays property tax for rental properties?
(a) Tenant
(b) Landlord
(c) Shared equally
(d) Agent
Answer: (b)
(39) In residential tenancy, minor repairs clause typically states tenant
pays:
(a) Nothing
(b) Up to $100–$200 per item
(c) 50% of repair cost
(d) Full repair cost
Answer: (b)
(40) Which of the following allows early termination?
(a) Security deposit
(b) Diplomatic clause
(c) Stamp duty
(d) Repair clause
Answer: (b)
Section I: Final Mix
(41) A foreigner buying a landed property without LDAU approval is:
(a) Valid but unenforceable
(b) Illegal and void
(c) Allowed if freehold
(d) Allowed if leasehold
Answer: (b)
(42) MCST stands for:
(a) Management Corporation Strata Title
(b) Master Corporation Strata Title
(c) Management Committee Strata Town
(d) Management Corporation Standard Terms
Answer: (a)
(43) Which of the following is a valid ground to void a contract?
(a) Misrepresentation
(b) Duress
(c) Mistake
(d) All of the above
Answer: (d)
(44) The Real Estate Salesperson must always act in:
(a) Own best interest
(b) Buyer’s best interest
(c) Seller’s best interest
(d) Client’s best interest
Answer: (d)
(45) “Cooling-off period” in HDB resale refers to:
(a) 1-week pause before submission
(b) 7-day cancellation period
(c) Mandatory waiting period before resale
(d) Period for CPF withdrawal
Answer: (c)
(46) Professional indemnity insurance protects agents against:
(a) Property damage
(b) Negligence claims
(c) Loss of commission
(d) Stamp duty
Answer: (b)
(47) Money laundering checks require:
(a) KYC (Know Your Client)
(b) Proof of income source
(c) Identity verification
(d) All of the above
Answer: (d)
(48) Which of the following is a regulated estate agency work?
(a) Marketing property for sale
(b) Advising on property value
(c) Negotiating property transaction
(d) All of the above
Answer: (d)
(49) Co-broking commission split is usually:
(a) 50–50 unless agreed otherwise
(b) 60–40 by law
(c) Always 2% for buyer’s agent
(d) Decided by CEA
Answer: (a)
(50) An agent who misuses client money is guilty of:
(a) Breach of fiduciary duty
(b) Misrepresentation
(c) Illegal practice
(d) All of the above
Answer: (d)
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