Free RES Practice Questions

10 practice questions with answers and full explanations. Nothing to sign up for — open each answer when you are ready.

1. Paper 1 · 1.5 Estates in land

   Which of the following best distinguishes 'tenure' from 'estate' in Singapore land law?

   • A Tenure and estate mean the same thing and are used interchangeably in the Land Titles Act
   • B Tenure applies only to leasehold land; estate applies only to freehold land
   • C Tenure describes the size of the land; estate describes its location
   • D Tenure describes the terms on which land is held from the State, which is the ultimate owner; estate describes the duration of the holder's interest in the land
   Show the answer and explanation

   Answer: D. Tenure describes the terms on which land is held from the State, which is the ultimate owner; estate describes the duration of the holder's interest in the land

   All land is ultimately held from the State; tenure refers to the terms or conditions on which it is held. An estate measures how long the holder's interest lasts — e.g. an estate in perpetuity (fee simple), a life estate, or a leasehold estate for a fixed term such as 99 years. Size, location or type of title are not what the two terms distinguish.

2. Paper 1 · 1.1 Real estate market and submarkets

   A seller's condominium unit in Sembawang has the postal code Singapore 757713. Using the postal sector, in which old postal district is the unit?

   • A District 25
   • B District 26
   • C District 28
   • D District 27
   Show the answer and explanation

   Answer: D. District 27

   The first two digits of the postal code (75) are the postal sector. Sectors 75 and 76 (Yishun, Sembawang) fall in District 27. District 25 covers sectors 72 and 73 (Kranji, Woodlands), District 26 covers sectors 77 and 78 (Upper Thomson, Springleaf) and District 28 covers sectors 79 and 80 (Seletar).

3. Paper 2 · 4.5 Leasing of private properties

   Mr Goh wants to rent out his condominium unit. Which of the following statements about URA's rules on private residential leasing are correct?

   • (i) The minimum rental period is 3 consecutive months
   • (ii) Stays shorter than the minimum period are unauthorised short-term accommodation under the Planning Act
   • (iii) Serviced apartments, with a minimum stay of 7 days, are a legal alternative for short stays
   • (iv) Shorter rentals are allowed if the MCST passes a by-law permitting them
   • A (ii), (iii) and (iv) only
   • B (i) and (ii) only
   • C (i), (ii) and (iii) only
   • D (i), (ii), (iii) and (iv)
   Show the answer and explanation

   Answer: C. (i), (ii) and (iii) only

   Private homes must be rented for at least 3 consecutive months. Shorter stays are unauthorised short-term accommodation under the Planning Act. Serviced apartments are the legal alternative for short stays, with a minimum stay of 7 days. An MCST by-law cannot override the Planning Act, so (iv) is wrong.

4. Paper 2 · 3.1 Regulation of real estate agency industry

   Hafiz, 23, lives in Bedok and wants to be registered as a real estate salesperson (RES). Which of the following are requirements he must meet?

   • (i) He is at least 21 years old.
   • (ii) He has at least 4 GCE 'O' Level passes or an equivalent qualification.
   • (iii) He has completed the RES course and passed both papers of the RES examination.
   • (iv) He has at least 3 years of estate agency experience.
   • A (i) and (ii) only
   • B (i), (ii) and (iii) only
   • C (ii), (iii) and (iv) only
   • D (i), (ii), (iii) and (iv)
   Show the answer and explanation

   Answer: B. (i), (ii) and (iii) only

   To be registered, an RES must be at least 21, have at least 4 GCE 'O' Level passes (or equivalent), complete the RES course and pass both exam papers, be registered through a licensed estate agent, be fit and proper, and have PII cover and up-to-date MediSave contributions. Three years of estate agency experience is a requirement for a Key Executive Officer (KEO), not for an RES, so statement (iv) is wrong.

5. Paper 1 · 2.2 Law of agency

   Mr Gerald D'Souza, owner of a vacant Sembawang semi-detached house listed with salesperson Aini, is on a long-haul flight and cannot be reached when a pipe bursts and floods the house. Aini, who holds the keys, engages a plumber immediately. For agency of necessity to arise in such a case, which of the following conditions must generally be satisfied? (Select ALL that apply.)

   • A There is a genuine emergency requiring immediate action to protect the principal's property.
   • B The agent has been appointed under a written agreement for at least three months.
   • C It is practically impossible to obtain the principal's instructions in time.
   • D The agent acts in good faith in the interests of the principal.
   Show the answer and explanation

   Answers: A. There is a genuine emergency requiring immediate action to protect the principal's property. | C. It is practically impossible to obtain the principal's instructions in time. | D. The agent acts in good faith in the interests of the principal.

   Agency of necessity arises by operation of law where there is a genuine emergency, it is not practicable to communicate with the principal, and the person acts bona fide and reasonably for the principal's benefit. There is no requirement of a written appointment of any minimum length.

6. Paper 1 · 2.10 Future interests

   Mr Yusof owns a freehold shophouse in Geylang and leases it to a tenant for five years. During the lease, what interest does Mr Yusof hold?

   • A A reversion — the right to possession that returns to him when the lease ends
   • B No interest in the land until the lease expires
   • C A licence to enter the shophouse
   • D A remainder — an interest passing to a third party after a life estate
   Show the answer and explanation

   Answer: A. A reversion — the right to possession that returns to him when the lease ends

   When an owner grants a lesser interest (such as a lease) and keeps the balance, the interest he retains is a reversion: possession reverts to him when the lease ends. A remainder is a future interest given to a third party (not the grantor), e.g. after a life estate. Mr Yusof retains a present proprietary interest in the reversion, which he can sell or mortgage.

7. Paper 2 · 4.1 Sale of uncompleted private properties

   Under the Housing Developers Rules, which of the following statements about the purchase of an uncompleted unit from a licensed housing developer are correct?

   • (i) The booking fee must be not less than 5% and not more than 10% of the purchase price
   • (ii) The OTP is valid for 3 weeks from the day after the developer delivers the S&P and title deed copies
   • (iii) The developer may change the terms of the prescribed S&P as long as the buyer agrees in writing
   • (iv) The developer may not re-issue an OTP for the same unit to the same buyer within 12 months after the earlier OTP expires
   • A (i) and (ii) only
   • B (ii), (iii) and (iv) only
   • C (i), (ii) and (iv) only
   • D (i), (ii), (iii) and (iv)
   Show the answer and explanation

   Answer: C. (i), (ii) and (iv) only

   The booking fee must be not less than 5% and not more than 10% of the purchase price. The OTP stays valid for 3 weeks from the day after the developer delivers the S&P and title deed copies to the buyer or the buyer's solicitor. The prescribed OTP and S&P forms must be used, and changes without the Controller's approval are void, even if the buyer agrees. Since 28 September 2020, a developer may not re-issue an OTP for the same unit to the same buyer within 12 months after the earlier OTP expires.

8. Paper 2 · 4.5 Leasing of private properties

   In 2026 a landlord in Tampines owns two private apartments: Unit X (85 sqm) and Unit Y (105 sqm). What is the maximum number of unrelated occupants allowed in each?

   • A Unit X: 6; Unit Y: 6
   • B Unit X: 8; Unit Y: 8
   • C Unit X: 6; Unit Y: 8, provided the landlord registers with URA
   • D Unit X: 4; Unit Y: 6
   Show the answer and explanation

   Answer: C. Unit X: 6; Unit Y: 8, provided the landlord registers with URA

   The default occupancy cap for private residential units is 6 unrelated persons. Under the temporary relaxation (from 22 January 2024, extended to 31 December 2028), units of 90 sqm or more may house up to 8, but the owner must register with URA. Unit X is under 90 sqm and stays at 6. Unit Y is 105 sqm and may have 8 once registered.

9. Paper 1 · 2.2 Law of agency

   Salesperson Hafsah has been appointed by Mdm Chew Mei Ling to sell her Woodlands condominium unit. Hafsah's brother wants to buy the unit at the asking price. What should Hafsah do?

   • A Disclose her relationship with the buyer to Mdm Chew in writing, and proceed only with Mdm Chew's informed consent while continuing to act in her best interests.
   • B Proceed without mentioning the relationship, since the asking price has been met.
   • C Refuse to let her brother view the unit, since relatives are barred by law from buying through an agent.
   • D Act for her brother as well, so that the transaction can be done at a lower total cost.
   Show the answer and explanation

   Answer: A. Disclose her relationship with the buyer to Mdm Chew in writing, and proceed only with Mdm Chew's informed consent while continuing to act in her best interests.

   The agent-principal relationship is fiduciary and requires utmost good faith (uberrimae fidei). An agent must avoid conflicts of interest or, at least, fully disclose them and obtain the principal's informed consent. Relatives are not barred from buying, but concealment would breach her duty, and acting for both seller and buyer (dual representation) is not allowed.

10. Paper 2 · 4.2 Sale of completed private properties

    Mr Farhan is selling a Tampines condominium unit that he bought in 2025, and the sale attracts Seller's Stamp Duty (SSD). He refuses to pay it. Under the Law Society's Conditions of Sale 2020, what may the buyer do?

    • A Rescind the contract at once and recover all monies paid
    • B Pay the SSD and then claim it back from the seller's estate agent
    • C Nothing, because SSD is purely a matter between the seller and IRAS
    • D Deduct the SSD from the balance purchase price and pay it to IRAS
    Show the answer and explanation

    Answer: D. Deduct the SSD from the balance purchase price and pay it to IRAS

    SSD is the seller's liability. Condition 7.4.2 of the Conditions of Sale 2020 allows the buyer, if the seller does not pay it, to deduct the SSD from the balance purchase price and pay it to IRAS. The seller's refusal does not give the buyer a right to rescind. The estate agent is not liable for the seller's stamp duty.