Real estate agent licence

When you need a real estate agent licence, eligibility requirements, and how to apply.

On this page:

Key information

• Anyone who wants to work as a real estate agent in NSW needs a licence.
• You need a real estate agent licence to sell, lease and manage real estate on behalf of clients.
• There are two classes of real estate agent licence – class 1 and class 2. Each class has different qualification and continuing professional development (CPD) requirements.
• Only class 1 agents can be nominated as a licensee in charge (LIC) of a business to be able to authorise trust account withdrawals.
• You can apply for a 1, 3 or 5 year licence.

When a real estate agent licence is needed

You need a real estate agent licence to sell, lease and manage real estate on behalf of clients. This includes:

• acting as an agent for a prospective purchaser, seller, landlord or tenant
• negotiating transactions (like buying, selling, exchanging or leasing property)
• collecting rent for a lease and providing property management services
• acting as an auctioneer (provided you also hold auctioneer accreditation).

There are two classes of real estate agent licence – class 1 and class 2.

Before you can get a class 2 real estate agent licence, you must first hold a certificate of registration as an assistant agent. You need to have a certificate of registration for at least 12 months and gain experience under the supervision of a licensee.

Important: this licence (class 1 or class 2) does not allow you to conduct auctions. You must not act as an auctioneer unless you are an accredited auctioneer.

Learn more about your obligations as a licensed property professional.

When a real estate agent licence is not needed

There are several different licences and certificates of registration available for people in the real estate and property industry.

You may not need a real estate agent licence for the work you want to do, so check the functions listed for each licence or certificate type to ensure you apply for the right one.

There is also a range of roles in agency business that may not need a licence or certificate of registration at all.

Here is a list to help you understand what can be done without a licence or certificate of registration:

• answering the phone
• responding to basic customer queries
• coordinating appointments for agents
• logistical support at open homes (for example, setting up A-frames outside the property)
• issuing keys or access devices to existing tenants
• receiving rent money from existing tenants (under the instruction of the property manager), and
• sending work orders to contractors (with the authorisation of a licence or certificate of registration holder).

What's the difference between class 1 and class 2?

You need a class 2 licence for two years before you can apply for a class 1 licence. This helps build your skills and experience, so you are ready to take on the additional functions of a class 1 agent.

A class 2 licence allows you to:

• act as an agent for a client to sell, buy or exchange property, businesses or professional practices
• negotiate with clients and vendors
• collect rent, deposits, bond payments and fees related to a lease, licence or contract.

A class 1 licence allows you to do all of the above, and:

• act as a licensee in charge (LIC)
• work independently as a sole trader
• if you are an LIC, open and authorise trust account transactions for the business.

Only a class 1 agent who is nominated as a licensee-in-charge (LIC) of a business can authorise withdrawals from the agency’s trust account.

Class 2 licence holders are not allowed to open or manage a trust account, or be nominated as a licensee in charge of a business.

What are restricted licences?

Restricted licences limit the work you can perform as an agent.

Before 23 March 2020, there were separate licence categories for real estate agents, business agents and on-site residential property management. These functions now sit within the real estate agent licence.

People who held one of these licences at the time of this change were able to transition to a real estate agent licence that restricted the licence holder to real estate, business agent or on-site residential property management functions only.

Real estate agent

If you hold a real estate agent’s licence with a real estate agent restriction, you can only exercise two real estate agent functions:

• on-site residential property manager functions, and
• real estate sale or leasing functions.

For more information about moving to a higher class or licence category, see the Property and Stock Agents (Qualifications) Order 2019.

Business agent

The functions of a business agent now sit within a real estate agent licence. You need a real estate agent licence (or a licence restricted to business agent functions) to provide services related to buying or selling a business. These include:

• selling, buying, exchanging or disposing of a business or professional practice, or any share or interest in a business or professional practice
• negotiating the sale, purchase or exchange of a business or professional practice, or any share or interest in a business or professional practice.

For more information about moving to a higher class or licence category, see the Property and Stock Agents (Qualifications) Order 2019.

On-site residential property manager

The functions of an on-site residential property manager now sit within a real estate agent licence.

You need a real estate agent licence (or a licence restricted to on-site residential property management) to carry out the functions of an onsite residential property manager. This includes acting as an agent:

• for giving possession of residential premises under a lease, licence or other contract
• for collecting bonds, deposits, rents, fees or other charges in connection with any such lease, licence or other contract.

On-site residential property managers do not have to work or live in the unit or apartment complex they manage.

You can apply for a class 1 real estate agent licence (restricted to on-site residential property manager functions) without having to first hold a certificate of registration or class 2 licence, or complete work experience.

To be eligible, you must meet one of the pathways below.

Pathway 1

You have completed the following units from the Certificate IV in Real Estate Practice (CPP41419):

• the 5 core units, and
• the following 4 elective units -
  • Establish landlord relationships (CPPREP4121),
  • Transact in trust accounts (CPPREP4125),
  • Manage onsite residential property (CPPREP4181),
  • Manage short-term or holiday letting (CPPREP4510), and

  Pathway 2

  You were enrolled in the Certificate IV in Real Estate Practice (CPP41419) before 18 November 2022 and complete the following units by 18 November 2023:

  • 5 core units,
  • 5 units from Group A - Residential Property Sales,
  • 5 units from Group B - Residential Property Management, and
  • 3 elective units.

  Pathway 3

  You have completed the prescribed units from the now repealed Property, Stock and Business Agents (Qualifications) Order 2009 – you must have completed at least one unit before 23 March 2020.

  For more information about the qualifications and work experience required to apply for a licence, see the Property and Stock Agents (Qualifications) Order 2019.

  You also need to complete continuing professional development (CPD) training each year.

  Eligibility

  There are requirements you must meet to get a real estate agent licence.

  Who can apply

  You must meet the following criteria:

  • You are at least 18 years old.
  • You are a fit and proper person to hold a licence.
  • You have the qualifications required for the licence class you are applying for.
  • You have completed the required work experience tasks.
  • Your previous licence (or certificate of registration) has not been disqualified.
  • Your registered office must be in NSW. Alternatively, the registered office can be within 50 kilometres of the NSW border, but only if you hold a current licence or authority from that jurisdiction (see section 28 of the Property and Stock Agents Act 2002).

  What does 'fit and proper' mean?

  Fair Trading will perform checks (including financial and police checks) to determine whether you are a fit and proper person.

  For example, this means you:

  • have not been found guilty of an offence involving fraud or dishonesty in the last 10 years, and are not currently involved in court proceedings for such an offence
  • have not been convicted of an offence under the Property and Stock Agents Act 2002, the regulations, or another Act administered by the Minister for Fair Trading
  • are not a member of or regularly associate with members of a declared criminal organisation.

  How to apply

  What you need

  Before you begin your application, make sure you have:

  • proof of identity
  • copies of your qualification certificate(s) and transcripts, including your continuing professional development (CPD) training from the previous year
  • your evidence of work experience logbook completed and signed
  • the details of your previous licence or certificate of registration (if applicable)
  • payment for the licence fee. See our fees page for details.

  You can apply for a 1, 3 or 5 year licence.

  Apply now

  Apply online at the Service NSW website.

  To begin, select the ‘Apply now’ button below.

  Your application will take about 20-30 minutes to complete.

  This is for new applicants only. Find out how to renew your licence below.

  If you want to apply in-person, download and complete the application form and return it to your nearest Service NSW service centre.

  What happens next?

  1. Review application

  Your application will be reviewed and assessed to check it meets eligibility requirements. This can take up to 30 business days.

  We might contact you (by email or post) if we need more information.

  2. Outcome advised

  We will send an email to advise you if your application has been successful.

  If your application is successful, the email will include a copy of your licence and your details will be added to the public register.

  If your application is unsuccessful, you’ll be advised of the reasons in writing and be provided with your options.

  Add a category to your licence

  You can add categories to your real estate agent licence. For example, you can add stock and station agent or strata managing agent to your licence.

  To add another category, you need to:

  • have the required qualifications and experience for that category
  • complete the application for adding or removing category form
  • pay a fee.

  You can also remove categories using the same form.

  It takes up to 30 days to process your application. You will be advised of the outcome via email or mail.

  Renew a licence

  You need to renew your real estate agent licence before it expires.

  Eligibility

  To be eligible to renew your licence, you must complete continuing professional development (CPD) training each year.

  CPD requirements vary between class 1 and class 2 licences. Learn which ones apply to you.

  How to renew

  We will email or post you a renewal application form 30 days before the expiry date with details of how to renew. We will also send you an SMS reminder.

  You can renew your licence online (on or before the expiry date) and pay by credit card.

  To renew, you will need:

  • your licence number
  • your renewal number (from your renewal notice), or full personal details
  • evidence of professional indemnity insurance in your name, or in your employer’s name
  • a credit card to pay the renewal fee
  • a completed notification of change to partnership particulars form (if applicable)
  • a completed notification of licensee in charge details form for each place of business (if applicable).

  If your licence isn't renewed by the due date it will expire, and you will no longer be authorised to work as a real estate agent in NSW.

  As a licence holder, it is your responsibility to tell us within 14 days if your name, address or other details change. You can do this by submitting the Notification of change of details form at a Service NSW centre, or by email to propertylicensing@customerservice.nsw.gov.au.

  Restoring your licence after expiry

  If your licence has expired in the past three months, you can restore it online or at a Service NSW centre.

  You can use the details on your renewal form to apply to restore your licence.

  If your licence is restored, it is considered to have been restored from the day it expired.

  In certain circumstances, the Fair Trading Commissioner may extend the period to restore your licence if satisfied that:

  • failing to apply before renewal was unintentional, or
  • restoring your licence is a fair and just outcome.

  If your licence has been expired for more than 3 months and you have not been granted an extension by the Commissioner, restoration will not be an option and you will need to reapply. You cannot trade until your new licence is issued.

  To check the status of your licence, you can search the public register.

  Working interstate and mutual recognition

  If you hold a current and equivalent licence in another state or territory (or New Zealand), you can apply for recognition of that licence to be able to work in NSW.

  To apply for mutual recognition, use the Registration of Equivalent Occupation form and pay the prescribed fee.

  Qualification and training requirements

  You need to hold certain qualifications and complete work experience to be a real estate agent in NSW. These are set out in the Property and Stock Agents (Qualifications) Order 2019.

  You also need to complete continuing professional development (CPD) training each year. The CPD calendar runs from 23 March to 22 March the following year and compulsory topics change each year.

  Training needs to be provided by a Registered Training Organisation (RTO).

  Fair Trading can suspend your licence if you do not comply with the qualification and CPD requirements outlined below.

  Work experience

  You must complete a range of work experience tasks to be eligible to apply for a real estate agent licence.

  Use the work experience logbook to keep track of the tasks as you complete them.

  You need to complete the listed activities under the supervision of a licensee in charge. They must verify your ability by signing each task in your logbook as they are achieved.

  Once you have finished your work experience tasks, you must scan and submit the logbook as an attachment to your licence application.

  Keep your logbook for reference.

  Class 2 qualifications, work experience and CPD requirements

  Pathways to be a class 2 agent

  To be eligible for a class 2 unrestricted real estate agent licence you must meet one of the pathways below.

  Pathway 1

  You held a class 2 unrestricted real estate agent licence within 12 months of applying.

  Pathway 2

  You held a certificate of registration as an assistant real estate agent (with or without restriction condition) for at least 12 months, and

  • completed the following units from the Certificate IV in Real Estate Practice (CPP41419):
    • 5 core units,
    • 5 units from Group A - Residential Property Sales,
    • 5 units from Group B - Residential Property Management,
    • 3 elective units, and
    • a minimum of 9 tasks from Part 1 of the logbook, and
    • a minimum of 5 tasks from Part 2.

    Pathway 3

    You held a class 2 restricted real estate agent licence (with a restriction condition) within 12 months of making an application, and

    • completed the following units from the Certificate IV in Real Estate Practice (CPP41419):
      • 5 core units,
      • 5 units from Group A - Residential Property Sales,
      • 5 units from Group B - Residential Property Management,
      • 3 elective units, and
      • a minimum of 9 tasks from Part 1 of the logbook, and
      • a minimum of 5 tasks from Part 2.

      CPD for class 2 agents

      Class 2 real estate agents must complete continuing professional development (CPD) learning each year.

      Class 1 qualifications, work experience and CPD requirements

      Pathways to be a class 1 agent

      To be eligible for a class 1 unrestricted real estate agent licence you must meet one of the pathways below:

      Pathway 1

      You held a class 1 unrestricted real estate agent licence within 12 months of applying.

      Pathway 2

      You held an unrestricted class 2 real estate agent licence for at least 2 years, and

      • completed a Diploma of Property (Agency Management CPP51119), Diploma of Property Services (Agency Management CPP50307), or Diploma of Property (Agency Management CPP51122), and
      • completed the following work experience requirements for a class 1 agent over a 2 year period:
        • all tasks listed in Part 1 of the logbook, and
        • a minimum of 8 tasks from Part 2.

        Pathway 3

        You held a class 1 restricted real estate agent licence within 12 months of applying, and

        • completed the following units from the Certificate IV in Real Estate Practice (CPP41419):
          • 5 core units,
          • 5 units from Group A - Residential Property Sales,
          • 5 units from Group B - Residential Property Management,
          • 3 elective units, and
          • all tasks listed in Part 1 of the logbook, and
          • a minimum of 8 tasks from Part 2.

          Pathway 4

          You held a class 2 real estate agent licence for at least 2 years with a restriction for some or all of those 2 years, and

          • completed the following work experience requirements for a class 1 agent over a 2 year period:
            • all tasks listed in Part 1 of the logbook, and
            • a minimum of 8 tasks from Part 2, and
            • 5 core units,
            • 5 units from Group A - Residential Property Sales,
            • 5 units from Group B - Residential Property Management,
            • 3 elective units, and

            CPD for class 1 agents

            Class 1 real estate agents must complete continuing professional development (CPD) learning each year.

            Contact us

            Need help applying?

            If you need help with your application or have a question, please call 13 32 20.

            My application was unsuccessful

            See reviews of Fair Trading decisions for more information about your review rights. Call 13 32 20 if you need more information.