How to Become a Real Estate Agent in the Philippines: The Complete 2025 Guide

1. Introduction

The real estate industry doesn't care about your diploma. It cares about your hustle.

Here's something most career advisors won't tell you: one of the highest-earning professions in the Philippines doesn't require a college degree, doesn't require a board exam, and doesn't require years of experience to start.

Real estate is one of the few industries where a 23-year-old college dropout can out-earn a 40-year-old middle manager — if they're willing to learn, work smart, and build genuine relationships.

This guide covers everything you need to know about becoming a real estate agent in the Philippines. No fluff. No unnecessary jargon. Just the practical steps to get you from where you are now to closing your first deal.

This guide is for you if:

• You're a fresh graduate unsure what career path to take
• You're employed but looking for a flexible side income
• You're a career shifter tired of the 9-to-5 grind
• You're an OFW returnee looking for local opportunities
• You simply want to know if real estate is right for you

2. Real Estate Agent vs Broker vs Consultant: What's the Difference?

People throw around "agent," "broker," and "consultant" like they're the same thing. They're not.

Under Philippine law (specifically Republic Act 9646, also known as RESA), there are distinct roles in real estate practice:

Here's what this means for you:

Real estate agent and salesperson are the same thing. The law uses "salesperson," but everyone says "agent." When someone says they're a real estate agent, they mean they're a licensed salesperson working under a broker.

Agents cannot operate alone. You need a licensed broker to supervise your practice. This isn't a limitation — it's actually a benefit when you're starting out. A good broker is your mentor, your legal cover, and your support system.

No exam required to become an agent. This is the key difference. Brokers must pass the PRC board exam (which requires a 4-year degree in Real Estate Management). Agents only need accreditation — a much simpler process we'll cover below.

You can start earning while building toward broker status. Many agents eventually take the broker's exam after gaining experience. But you don't have to wait years to start your career.

3. Minimum Requirements to Become a Real Estate Agent

Under RESA (RA 9646), here are the four requirements to become an accredited real estate salesperson:

1. You must be a Filipino citizen

Foreign nationals cannot be accredited as real estate salespersons in the Philippines.

2. You must have at least 72 college units OR 2 years of college education

Notice what this requirement does NOT say:

• It doesn't say you need a degree
• It doesn't say you need to graduate
• It doesn't say your units need to be in any specific course

Took 2 years of nursing before shifting? Counts. Finished 3 years of engineering before dropping out? Counts. Completed a 2-year vocational course? Counts.

3. You must have good moral character

This is verified through your NBI clearance. Specifically, you must not have been convicted of any crime involving moral turpitude. If your NBI clearance is clean, you're good.

4. You must complete 12 credit units of Real Estate Brokerage Seminar (REBS)

This is a training program covering the fundamentals of real estate practice. It's offered by REBAP (Real Estate Brokers Association of the Philippines) chapters and other PRC-accredited training providers.

The seminar typically runs for 2-3 days and covers:

• Introduction to Real Estate Law and Ethics
• Real Estate Sales
• Real Estate Economics
• Basic Documentation

Cost ranges from ₱750 to ₱2,000 depending on the provider. Many chapters now offer this via Zoom.

4. The PRC Accreditation Process: Step by Step

Here's the exact process to get your PRC accreditation as a real estate salesperson:

Step 1: Find a licensed broker who will accredit you

This is actually the first step, not the paperwork. Under RESA, a licensed broker can register up to 20 salespersons under their PRC license. You need a broker to "sponsor" your accreditation — without one, you cannot practice legally.

Don't just find any broker. Find the RIGHT broker. This person will be your supervisor, mentor, and guide as you navigate your first transactions.

Questions to ask potential brokers:

• Do you provide training for new agents?
• What's the commission split structure?
• How accessible are you when I have questions?
• How many agents are currently under your license?

Step 2: Complete the 12-unit REBS training

Once you have a broker willing to accredit you, complete your Real Estate Brokerage Seminar. At the end, you'll receive a Certificate of Completion. Keep this safe — it's a required document for your PRC application.

Step 3: Gather your documents

Here's your complete checklist:

• PSA Birth Certificate (original + photocopy)
• PSA Marriage Certificate, if applicable (original + photocopy)
• Transcript of Records OR Diploma showing at least 72 units (original + notarized photocopy)
• NBI Clearance (valid, original)
• REBS Certificate of Completion (original + notarized photocopy)
• 1x1 ID photo with white background and name tag
• Community Tax Certificate (cedula) for the current year
• Accomplished PRC Salesperson Accreditation Form (signed by your sponsoring broker)

Step 4: Submit to PRC and pay fees

Bring your documents to the PRC office (main office or regional branch). Here's what to expect:

1. Go to the PRC Legal Division to have documents verified and notarized (if needed)
2. Proceed to the cashier to pay the accreditation fee (₱450)
3. Pay for documentary stamps (approximately ₱100-200 additional)
4. Submit your complete application to the Customer Service Center
5. Wait for your accreditation to be processed (typically 2-4 weeks)

Step 5: Get your DHSUD registration (if selling developer projects)

If you plan to sell properties from developers (DMCI, Ayala Land, Federal Land, etc.), you'll also need registration with the Department of Human Settlements and Urban Development (DHSUD).

Requirements:

• Accomplished DHSUD Salesperson Engagement Form
• Photocopy of your PRC accreditation
• Photocopy of your broker's PRC license and DHSUD registration
• Surety bond of ₱1,000
• Processing fee of ₱288

5. How Much Do Real Estate Agents Actually Earn?

This is the question everyone wants answered. And you deserve an honest answer, not hype.

The commission structure

Real estate agents earn through commissions, not salaries. When a property sells, the total commission (usually 3-6% of the selling price) is split between the broker and the agent.

• Brokers typically earn 3-5% of the property price
• Salespersons earn a portion of that — usually 1-2% directly, or a split arrangement with their broker

Common split arrangements:

• 50/50: Agent keeps half, broker keeps half
• 60/40: Agent keeps 60%, broker keeps 40%
• 70/30: More experienced agents may negotiate this

Real math with real numbers

Let's say you sell a property worth ₱3,000,000 (a modest townhouse or small condo unit).

That's ₱75,000 from a single transaction.

If you close one deal per month (very achievable for a committed agent):

And if you're selling higher-value properties in Metro Manila:

The honest truth

Those numbers are real and achievable. But here's what the hype doesn't tell you:

• Income is not guaranteed. No sales = no income. This isn't a job with a fixed paycheck.
• The first 3-6 months are typically slow. You're building your pipeline, learning the ropes, and establishing credibility.
• Most leads don't convert. You might talk to 50 prospects before closing one deal. Rejection is part of the job.
• Top agents earn millions; struggling agents earn nothing. The range is massive. Your results depend entirely on your effort and skill.

What determines your earning potential

1. Property values in your area — Agents in BGC or Makati deal with higher-priced properties than those in provincial areas
2. Your lead generation skills — Can you find clients consistently?
3. Quality of training and support — A good broker makes you better faster
4. Hours and consistency — Part-time agents earn part-time money
5. Your network — Who do you know? Who trusts you?

Real estate is not a get-rich-quick scheme. It's a get-rich-with-consistent-effort opportunity.

6. A Day in the Life of a Real Estate Agent

If you're imagining yourself in a suit showing luxury condos to wealthy clients every day, let's adjust that picture.

What you'll actually spend your time doing

Prospecting (finding potential clients): This is where most of your time goes, especially early on. You're reaching out to your network, posting on social media, following up on inquiries, attending community events, and generally letting people know you sell real estate.

Client meetings and property viewings (tripping): When you do have interested clients, you'll schedule site visits to show them properties. This often happens on weekends when clients are free.

Follow-ups: Most deals don't close on the first meeting. Or the second. Or the fifth. You'll spend significant time nurturing leads — answering questions, sending information, addressing concerns.

Documentation and coordination: When a deal is closing, there's paperwork. Reservation agreements, contracts to sell, coordination with banks for financing.

Learning and staying updated: New projects launch. Prices change. Laws get updated. Good agents stay informed.

Networking: Building relationships with other agents, developers' sales teams, bank loan officers, and anyone in the property ecosystem.

The flexibility reality

Yes, you control your schedule. There's no boss checking if you clocked in at 8 AM.

But that flexibility cuts both ways:

• Clients want viewings on weekends? You accommodate.
• A hot lead calls at 8 PM with questions? You answer.
• Your income depends on results, not hours logged.

Who thrives as a real estate agent

• Self-motivated people who don't need someone watching over them
• Good listeners who understand what clients actually need
• People with natural networks — church communities, alumni groups, large families
• Those comfortable with rejection and uncertainty
• Patient individuals who can nurture relationships over months
• Problem-solvers who figure things out

7. How to Choose the Right Broker to Work With

Choosing a broker is like choosing a first employer — the right one accelerates your career, the wrong one wastes your time.

What to look for

1. Actual training, not just orientation

Ask specifically: "What does your training program look like?"

A one-day orientation where they explain commission structures is not training. Look for brokers who teach you:

• How to prospect and generate leads
• How to conduct client meetings and property viewings
• How to handle objections and negotiate
• How to manage transactions from reservation to turnover

2. Reasonable commission structure

Understand the split before signing anything. But don't just chase the highest split. A 70/30 split means nothing if you never close deals because you weren't trained properly. A 50/50 split with a broker who makes you competent is often the better deal in your first year.

3. Accessible mentorship

Ask: "If I have a question during a transaction, how do I reach you?" Some brokers collect agents but are never available when you need guidance.

4. Support infrastructure

Does the brokerage provide:

• Marketing materials and templates?
• CRM or lead management systems?
• Office space for client meetings (if needed)?
• Regular team meetings or training sessions?

5. Ethical practice

Real estate has its share of shady operators. Working under a broker with a reputation for honesty protects your own reputation — and keeps you out of legal trouble.

Red flags to watch for

• Brokers who charge large upfront "training fees" or "franchise fees"
• No clear explanation of commission structure
• Pressure to recruit more agents rather than focus on selling
• Vague answers about training or support
• Bad reputation among other industry players

8. Your Next Steps

You now know more about becoming a real estate agent than 90% of people who "want to try real estate."

Knowledge isn't the problem. Action is.

Here's your simple action plan:

1. Check your eligibility. Do you have 72 college units? Clean NBI record? Filipino citizen? If yes, you qualify.
2. Decide — full-time or sideline? Both are valid starting points. Be honest about how much time you can commit.
3. Find a broker who will invest in you. Training matters more than brand name. Look for mentorship, not just a license slot.
4. Gather your documents. NBI clearance, PSA certificates, transcript, cedula. Start now — some take time.
5. Complete your REBS training. Two to three days. Then you have your certificate.
6. Submit to PRC. Your broker will guide you through this process.
7. Start prospecting. Your first deal is closer than you think. But it won't come to you. You have to go find it.

The real estate industry in the Philippines is growing. More Filipinos are buying homes, investing in property, and building wealth through real estate.

There's room for more agents — specifically, more GOOD agents. People who actually know what they're doing. People who put clients first. People who treat this as a profession, not a side hustle they'll abandon in three months.

The best time to start was yesterday. The second best time is right now.

Additional Resources

• PRC Real Estate Service Board — Official Website
• RESA Law Full Text (RA 9646)

Related Tools

As an agent, understanding these tools helps you serve clients better:

• Affordability Calculator — Help clients understand their budget based on income
• Pag-IBIG Calculator — Show clients their potential monthly payments
• Pag-IBIG vs Bank Comparator — Help clients choose the right financing option
• Document Checklist — Know what documents your clients need to prepare

Related Guides

• Pag-IBIG Housing Loan Guide — Understanding how buyers finance their purchases
• Buying Property from Abroad — What OFW buyers go through (useful perspective for agents)