EAQE & SQE Exam Guide 2026 | Hong Kong Estate Agent Qualifying Examination Complete Breakdown
Complete guide to the Estate Agents Qualifying Examination (EAQE) and Salespersons Qualifying Examination (SQE) in Hong Kong. Covers exam format, 8 chapters breakdown, EAA-published pass rates, registration process, and effective study strategies to help you pass on your first attempt.
Want to enter Hong Kong's real estate industry as a licensed estate agent or salesperson? Whether you're switching careers or just starting out, the first step is passing either the Estate Agents Qualifying Examination (EAQE) or the Salespersons Qualifying Examination (SQE), both administered by the Estate Agents Authority (EAA). This comprehensive guide breaks down everything you need to know — exam formats, syllabus, pass requirements, registration process, and the most effective study strategies.
1. What are EAQE and SQE?
Under Hong Kong's Estate Agents Ordinance (Cap. 515), anyone engaged in estate agency work must hold a valid licence issued by the EAA. To obtain a licence, you must first pass the relevant qualifying examination:
- E Licence EAQE (Estate Agents Qualifying Examination) — For the Estate Agent licence. Holders can operate independently or set up their own estate agency firm.
- S Licence SQE (Salespersons Qualifying Examination) — For the Salesperson licence. Holders must be employed by a licensed estate agent and cannot operate independently.
In short, the E licence grants broader authority — you can practice independently and manage a company. The S licence is more restricted — you must work under an E licence holder. If you're planning for long-term career growth, consider taking the EAQE directly.
2. EAQE vs SQE: Comparison at a Glance
| Item | EAQE (E Licence) | SQE (S Licence) |
|---|---|---|
| Licence Type | Estate Agent | Salesperson |
| Number of Questions | 50 MCQs | 50 MCQs |
| Exam Duration | 3 hours | 2.5 hours |
| Language | Chinese or English | Chinese or English |
| Exam Fee | approx. HK$900 (verify on EAA site) | approx. HK$650 (verify on EAA site) |
| Passing Score | 60% in each part | 60% in each part |
| Chapters Covered | All 8 chapters | 6 chapters (Ch. 6 & 8 exempted) |
| Historical Pass Rate | ~20%–35% | ~40%–55% |
Important: Both EAQE and SQE require you to pass each part separately with at least 60%. You cannot compensate a failed part with a high score in another.
3. Exam Content: 8 Chapters Breakdown
EAQE covers all 8 chapters, while SQE exempts Chapters 6 and 8. Here's a detailed breakdown:
Chapter 1: Regulatory Framework for Estate Agents
Covers the EAA's functions and structure, key provisions of the Estate Agents Ordinance, the licensing system (issuance, renewal, disciplinary actions), differences between estate agents and salespersons, code of ethics and compliance guidelines. This is a must-study chapter with high exam weighting.
Chapter 2: Legislation Governing Estate Agency Practice
Includes the Estate Agents (Licensing) Regulation, Estate Agents (Exemption) Order, specific code of practice requirements, and advertising restrictions. Requires memorization of legal provisions and their application contexts.
Chapter 3: Land Law Related to Estate Agency Work
Covers Hong Kong's land system (government lease system), land registration, deed and title issues, the importance of land searches, DMC (Deed of Mutual Covenant) and Owners' Corporations. This chapter is content-heavy — understanding concepts is more important than rote memorization.
Chapter 4: Lease Conditions and Government Leases
Includes resale restrictions and premium payment requirements for different property types (HOS, small houses, public housing), and lease conditions for private residential properties.
Chapter 5: Property Valuation and Property Management
Covers basic valuation methods (comparison, income, cost approaches), factors affecting property value, rates and government rent calculations, and property management fundamentals.
Chapter 6: Building Construction and Maintenance EAQE Only
Includes building materials knowledge, structural types, common building defects (unauthorized structures, water seepage), maintenance responsibilities and related ordinances. SQE candidates are exempt from this chapter.
Chapter 7: Estate Agency Practice
Covers agency agreements (sole and non-sole), due diligence procedures, provisional and formal agreements for sale and purchase, agency commission, first-hand residential sales requirements, and anti-money laundering compliance. This is the practical core of the exam.
Chapter 8: Property Mortgage Loans EAQE Only
Covers mortgage fundamentals, interest rate types (P-rate, H-rate), loan-to-value ratios and stress tests, mortgage insurance schemes, and refinancing procedures. Highly practical for real-world work. SQE candidates are exempt.
4. Pass Rates and Scoring
Both EAQE and SQE are divided into two parts:
- Part I — Covers regulatory and theoretical chapters (Chapters 1-5), testing understanding of legal provisions and concepts.
- Part II — Covers practical chapters. EAQE includes Chapters 6-8; SQE covers Chapter 7 only. Tests practical application skills.
Pass requirement: Each part is scored independently, and you must achieve 60% or above in both parts. Even a perfect score in one part cannot compensate for a failing score in the other.
EAQE has a historically low pass rate of approximately 20%–35%, indicating significant difficulty. Key reasons include: broad syllabus coverage, extensive legal provisions, and insufficient preparation by some candidates. SQE has a comparatively higher pass rate of 40%–55%, as it exempts two of the more challenging chapters.
5. Registration Process and Fees
Visit the EAA Website
Go to the Estate Agents Authority official website (www.eaa.org.hk) to check the latest exam dates and schedule. Exams are held multiple times throughout the year, typically at least once per month.
Register Online
Complete the application form, choose your exam language (Chinese or English), and pay the exam fee. EAQE costs HK$900 and SQE costs HK$650.
Eligibility
Anyone aged 18 or above can register. No academic qualifications are required. The exam is computer-based and held at designated examination centres.
Results
Results are released immediately after the exam. After passing, you can apply for the corresponding licence from the EAA, subject to meeting other requirements such as having no criminal record.
6. Effective Study Strategies
Based on proven methods from successful candidates, here are the most effective study approaches:
1. Read Official Materials First to Build a Framework
The EAA provides official reference materials. Read through them completely at least once. Don't try to memorize everything on the first pass — focus on understanding the logical relationships between chapters and the overall structure.
2. Prioritise High-Weight Chapters
Chapter 1 (Regulatory Framework) and Chapter 7 (Estate Agency Practice) carry the heaviest exam weighting — allocate the most time here. Chapter 3 (Land Law) is widely considered the most difficult and should be started early.
3. Practice with Mock Questions Extensively
Question practice is the most effective study method. Work through large volumes of mock questions to familiarise yourself with question patterns and exam angles. After each set, carefully review explanations to understand your mistakes. Try the 10minquiz EAQE/SQE Question Bank App to practise during commutes and spare moments.
4. Create Summary Notes and Comparison Tables
Compile comparison tables for easily confused concepts (e.g., resale restrictions for different property types, differences between agency agreement types) for quick revision and deeper retention.
5. Recommended Study Period: 4–6 Weeks
Working professionals should allow 4 to 6 weeks of preparation, investing 1.5 to 2 hours daily. Dedicate the final week to full-length timed mock exams to simulate real conditions.
7. Exam Day Tips
- ● Time Management: EAQE has 50 questions in 3 hours — roughly 3.6 minutes per question, which is generous. Answer confident questions first and flag uncertain ones for later review.
- ● Elimination Method: For uncertain questions, eliminate obviously incorrect options first to significantly improve your chances of guessing correctly.
- ● Watch for Keywords: Pay close attention to words like "incorrect", "except", "must" — these questions are easy to get wrong through carelessness.
- ● Both Parts Count: Don't relax on Part II just because you feel Part I went well. Each part must independently reach 60%.
- ● Night Before: Avoid all-night cramming. Adequate sleep is more valuable than reviewing a few more pages. Bring valid identification on exam day.
8. Career Prospects After Licensing
Passing the qualifying exam is just the beginning. A licence opens up diverse career paths:
Residential Property Agent
The most common entry point — handling secondary market residential sales and leasing. Commission is typically 1% of the transaction price, with high earnings potential in active districts.
New Development Sales
Selling new project launches for developers. Commission rates are typically higher than the secondary market, though competition is equally intense.
Commercial & Industrial Properties
Specialising in shops, offices, and industrial buildings. Transaction values are larger, demanding deeper professional knowledge.
Start Your Own Agency
With an E licence, you can establish your own estate agency firm, build your personal brand and team, and enjoy greater operational autonomy.
隨堂小測 · 鞏固練習
睇完上面內容，做幾條題目自我檢測，按下選項即時睇詳細解析。
持牌地產營業員向一家物業投資集團的員工提出建議並述明願意以5 萬元的代價私下換取其公司有關收購物業的機密資料，該公司應承了這項交易。但是， 該投資集團是禁止員工私下收受利益的。上述情況的營業員最有可能違反了下列哪項條例或守則？ (i) 《常規規例》 (ii) 《操守守則》 (iii) 《防止賄賂條例》 (iv) 《個人資料（私隱）條例》
根據香港《地產代理條例》及相關執業守則，下列哪項陳述是正確的？
以下哪個是構成合約的必要元素？ (i) 要約 (ii) 約因（代價） (iii) 承約（接受） (iv) 存在建立法律關係的意圖 (v) 處理該合約糾紛的備忘
以下哪個有可能構成「失實陳述」？ (i) 地產代理向買方客戶表示，大廈有多位高官名人居住，有助物業的升值 (ii) 地產代理明知該單位的實用面積是500 平方呎，卻向買方客戶表示實用面積有近600平方呎 (iii) 地產代理向買方客戶表示，大廈的外牆非常新淨，短期內無需作維修工程
差餉物業估價署的「物業資訊網」，提供住宅物業的哪項資料？ (i) 許可用途 (ii) 入伙日期 (iii) 建築面積 (iv) 實用面積
想做多啲題目練習？App 入面有齊所有題庫，仲可以追蹤進度、標記錯題重溫。
9. Frequently Asked Questions
Q: Can I take both EAQE and SQE at the same time?
No. You can only register for one exam at a time. If you already hold an S licence, you can take the EAQE later to upgrade to an E licence.
Q: How long is the exam result valid?
The exam result is valid for 12 months, within which you must apply for a licence from the EAA. The licence is typically valid for 24 months and must be renewed upon expiry.
Q: Do I need to complete a training course before taking the exam?
No. The EAA does not require candidates to complete any course before sitting the exam. However, training courses can be helpful if you lack relevant background knowledge.
Q: Can I retake the exam if I fail?
Yes, there is no limit on the number of retakes. Simply re-register and pay the exam fee. Before retaking, thoroughly analyse your weak areas and focus your revision accordingly.
Q: What is the main difference between E licence and S licence holders?
E licence holders can operate independently, sign agency agreements, and establish estate agency firms. S licence holders must be employed by an E licence holder and cannot operate independently.
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Free Practice Questions
Try these questions to test your knowledge!
物業賣方可以以下哪個身份出售持有的物業？ (i) 「聯權共有人」 (ii)「分權共有人」 (iii) 「受託人」 (iv) 「遺產管理人」 (v) 「遺產執行人」
根據《建築物條例》， 哪個項目將被視為「建築物」？ (i) 住宅樓宇 (ii) 店舖 (iii) 經改裝用作儲物的洞穴 (iv) 樓梯
《香港物業報告》所提供的資料，將會涉及到以下哪類物業？ (i) 私人工貿大廈 (ii) 私人住宅 (iii) 私人寫字樓
就地產代理的民事法律責任而言，請評估以下陳述： (i) 即使僱員的行為未經僱主授權，但若該行為與其職務有密切關聯，仍可被視為「在受僱工作期間」作出。 (ii) 若僱員在執業過程中作出侵權行為（例如失實陳述）而引致客戶損失，僱主可能須為此承擔「轉承責任」。 (iii) 判斷雙方是否為僱傭關係，唯一標準是地產代理公司有否向其從業員支付「底薪」。 下列哪項組合是正確的？
根據香港《地產代理常規（牌照）規例》，地產代理之辦事處需展示以下哪項文件？
根據《物業轉易及財產條例》， 以下哪項為有效土地權益的合約？ (i) 便條形式詳列買賣協議內容， 並由雙方簽署 (ii) 土地權益人士簽署文書以處置該權益 (iii) 口頭方式協議之租約， 並於簽署一周後方可入住
營業員楊小天將一份公司的客戶的名單交給一間設計公司以換取3萬元的金錢報酬， 但是未獲得僱主的同意， 楊小天觸犯了以下哪項法例？ (i) 防止賄賂條例 (ii) 個人資料（私隱）條例 (iii) 不合情理合約條例
地產代理陪同客戶參觀某大廈單位，客戶查詢該大廈哪些部分屬於公用地方。地產代理應查閱下列哪一份文件以獲得最準確的資料？ (i) 大廈的滿意紙 (Certificate of Compliance) (ii) 大廈公契 (Deed of Mutual Covenant) (iii) 大廈所屬的地契 (Government Lease)
地產營業員在下列哪項情況下，應建議在臨時買賣合約上使用訂金保管（stakeholding）條款，以確保交易能順利完成？ (i) 賣方是以確認人身份出售物業 (ii) 該物業正受制於一項法庭的押記令 (iii) 在土地登記冊上顯示，業主用以購入該物業的按揭是以「無上限貸款」(All Monies) 的形式訂立
地產代理在與客戶訂立地產代理協議前，應向客戶解釋協議的條款，並給予客戶足夠時間細閱和考慮。這是為了遵守《操守守則》中的哪項基本原則？
營業員家俊代表買方。在簽署臨時買賣合約前，他應為買方履行哪些《常規規例》訂明的責任？ (i) 為買方取得關於物業的資料 (ii) 安排買方視察物業 (iii) 進行商議並提交要約 (iv) 為買方取得最優惠的按揭
## 案例分析：按揭人管有物業的出售（銀主盤）\n\n---\n\n### 背景概述\n\n1. **物業與業主：** 新界沙田第一城第10座15樓D室（**「該物業」**）的原業主為周先生。\n * 他因拖欠按揭供款，物業被**「宏利銀行」**以**「管有物業的按揭人」身份收回並出售**，俗稱「銀主盤」。\n2. **代理與買家：** 「置富地產」的持牌營業員陳小姐代表有興趣的投資者黃先生洽購該物業。\n * 銀行代表律師提供的銷售條款中，包含關鍵條款：「本物業將以**『現狀』**及不提供**『交吉管有權』（Vacant Possession）保證**的基礎上出售。」\n3. **物業現況與查冊：** 陳小姐進行土地查冊，顯示物業的**註冊業主仍為周先生**，並註有一項「宏利銀行」為受益人的按揭。\n * 此外，陳小姐得知該物業現由一名**租客吳小姐租用**，租約為期兩年，是在周先生簽訂按揭契之後才訂立的，並且未曾獲得「宏利銀行」的書面同意。\n\n---\n\n### 交易過程中的關鍵點\n\n4. **代理推介與誤導：** 陳小姐向黃先生推介此「銀主盤」時說：「銀主盤價錢便宜，很划算。租客的問題不大，買下來之後申請法庭命令，很快就可以收回單位自用或再出租。」\n5. **原業主介入：** 黃先生決定出價並獲銀行接納。在準備簽署臨時買賣合約時，**原業主周先生突然聯絡黃先生**。\n * 周先生聲稱銀行以不合理的低價出售其物業，他正準備控告銀行，並警告黃先生若購入此物業，將會一同被捲入法律訴訟。\n\n**問題**: 原業主周先生的警告，對此交易有何影響？
## 案例分析：住宅租賃\n\n---\n\n### 背景概述\n\n1. **業主與物業：** 「昌盛控股有限公司」（**「昌盛控股」**）擁有一項位於西半山干德道8號的豪華住宅單位（**「該單位」**）。\n * 該公司由王氏家族持有，但日常租賃事宜由一名受薪經理周先生負責接洽。\n2. **代理角色：** 「環球地產」的持牌營業員李莎莉（Sally）同時接受了「昌盛控股」及一位外籍租客史密斯先生（Mr. Smith）的委託，在此租賃中擔任**雙邊代理**。\n * Sally已向雙方口頭解釋其角色。\n3. **租約簽訂：** 史密斯先生對香港的租賃法律全不熟悉，希望簽訂一份為期三年的固定租約，因為他的僱傭合約也是三年。\n * Sally從網上下載了一份租約範本，並為雙方填寫，當中列明租期為三年，月租8萬港元，並有一條款：「單位內嚴禁飼養任何寵物。」\n * 租約由周先生代表「昌盛控股」簽署，但Sally並未要求周先生出示任何授權證明，亦未為該單位進行土地查冊。\n\n---\n\n### 租期內發生的事件\n\n4. **漏水問題：** 史密斯先生遷入單位兩個月後，主人房的浴室天花出現嚴重漏水問題，影響其生活。\n * 他多次向Sally及周先生反映，但「昌盛控股」一直拖延維修。\n5. **飼養寵物：** 與此同時，史密斯先生因感到孤單，開始在單位內飼養一隻小型貴婦狗。\n6. **業權轉移與爭議：** 在租約期第一年完結時，「昌盛控股」將整個公司連同該單位轉售予新的投資者**「新世紀集團」**。\n * 「新世紀集團」的新任代表聯絡史密斯先生，表示由於他違反了「不准飼養寵物」的條款，要求他一個月內遷出，否則會採取法律行動。\n * 史密斯先生則以業主未有履行維修責任作為反駁。\n\n **問題**: 在此個案中，哪一方最需要被提醒尋求獨立的法律意見？
## 案例分析：產業受託監管人出售物業\n\n---\n\n### 背景概述\n\n1. **業主情況：** 李婆婆（80歲）是新界西貢一幢低密度住宅地下連花園單位（**「該物業」**）的唯一註冊業主。\n * 她已被高等法院裁定為**精神上無行為能力的人**（Mentally Incapacitated Person），原因是患有認知障礙症。\n2. **監管人委任：** 法院委任其兒子張先生為李婆婆的**「產業受託監管人」**（Committee），負責管理她的所有財務及財產。\n * 為了支付李婆婆的長期護理費用，張先生決定出售該物業。\n3. **代理委託：** 張先生委託「豪華別墅代理」的營業員阿誠處理放售事宜，並向阿誠出示了委任他為產業受託監管人的法庭命令。\n\n---\n\n### 交易過程中的關鍵點\n\n4. **物業視察與通道問題：** 買家王醫生視察物業時，發現花園有一條小徑通往隔壁單位。\n * 阿誠的解釋：「這只是鄰居間的方便通道，沒有註冊的，你可以隨時用圍欄把它封起來。」\n5. **律師的質疑：** 王醫生準備簽訂臨時買賣合約，但其律師在審閱**土地登記冊**（見下方附錄）後，提出嚴重質疑。\n * **律師觀點：** 單憑一份委任產業受託監管人的命令，張先生並無權力出售物業。他**必須另外向法庭申請一個「特定命令」**，授權他以指定價格或不低於某指定價格出售此特定物業。\n6. **阿誠的回應：** 阿誠對律師的意見不以為然。\n * 阿誠的說法：「有法庭的委任令就是授權他處理所有財產，當中自然包括賣樓。你的律師太過小心了，再拖延下去，業主可能就不賣給你了。」\n7. **實際情況：** 事實上，張先生已在申請該「特定命令」。\n * **土地登記冊顯示：** 土地登記冊的「等待註冊的契約」一欄剛好顯示了相關文件已提交註冊處。\n\n---\n\n### 附錄：土地登記冊（摘要）\n\n* **物業地址:** 新界西貢清水灣道33號翠綠花園A座地下及花園\n* **業主:** 李美娟 (LEE MEI KUEN)\n\n#### 物業涉及的轇轕 (Encumbrances)\n\n1. **註冊摘要編號 SK-19850101:**\n * **文件性質：** 地役權授予契 (DEED OF GRANT OF EASEMENT)\n * **備註：** 授予B座地下的業主及其繼承人穿過本單位花園指定路徑以通往公共道路的權利。\n2. **註冊摘要編號 SK-20240315:**\n * **文件性質：** 根據《精神健康條例》第II部發出的高等法院命令 (ORDER UNDER PART II OF MENTAL HEALTH ORDINANCE)\n * **備註：** 宣布李美娟為精神上無行為能力的人，並委任張志明 (CHEUNG CHI MING) 為其產業受託監管人。\n\n#### 等待註冊的契約 (DEEDS PENDING REGISTRATION)\n\n* **摘要編號：** L/N 67909\n* **文件性質：** 法庭命令 (COURT ORDER)\n* **備註：** 批准產業受託監管人出售此物業。\n\n **問題**: 如果王醫生在購入物業後，發現地役權（通行權）嚴重影響其私隱，他可以向誰追討損失？
## 案例分析：產業受託監管人出售物業\n\n---\n\n### 背景概述\n\n1. **業主情況：** 李婆婆（80歲）是新界西貢一幢低密度住宅地下連花園單位（**「該物業」**）的唯一註冊業主。\n * 她已被高等法院裁定為**精神上無行為能力的人**（Mentally Incapacitated Person），原因是患有認知障礙症。\n2. **監管人委任：** 法院委任其兒子張先生為李婆婆的**「產業受託監管人」**（Committee），負責管理她的所有財務及財產。\n * 為了支付李婆婆的長期護理費用，張先生決定出售該物業。\n3. **代理委託：** 張先生委託「豪華別墅代理」的營業員阿誠處理放售事宜，並向阿誠出示了委任他為產業受託監管人的法庭命令。\n\n---\n\n### 交易過程中的關鍵點\n\n4. **物業視察與通道問題：** 買家王醫生視察物業時，發現花園有一條小徑通往隔壁單位。\n * 阿誠的解釋：「這只是鄰居間的方便通道，沒有註冊的，你可以隨時用圍欄把它封起來。」\n5. **律師的質疑：** 王醫生準備簽訂臨時買賣合約，但其律師在審閱**土地登記冊**（見下方附錄）後，提出嚴重質疑。\n * **律師觀點：** 單憑一份委任產業受託監管人的命令，張先生並無權力出售物業。他**必須另外向法庭申請一個「特定命令」**，授權他以指定價格或不低於某指定價格出售此特定物業。\n6. **阿誠的回應：** 阿誠對律師的意見不以為然。\n * 阿誠的說法：「有法庭的委任令就是授權他處理所有財產，當中自然包括賣樓。你的律師太過小心了，再拖延下去，業主可能就不賣給你了。」\n7. **實際情況：** 事實上，張先生已在申請該「特定命令」。\n * **土地登記冊顯示：** 土地登記冊的「等待註冊的契約」一欄剛好顯示了相關文件已提交註冊處。\n\n---\n\n### 附錄：土地登記冊（摘要）\n\n* **物業地址:** 新界西貢清水灣道33號翠綠花園A座地下及花園\n* **業主:** 李美娟 (LEE MEI KUEN)\n\n#### 物業涉及的轇轕 (Encumbrances)\n\n1. **註冊摘要編號 SK-19850101:**\n * **文件性質：** 地役權授予契 (DEED OF GRANT OF EASEMENT)\n * **備註：** 授予B座地下的業主及其繼承人穿過本單位花園指定路徑以通往公共道路的權利。\n2. **註冊摘要編號 SK-20240315:**\n * **文件性質：** 根據《精神健康條例》第II部發出的高等法院命令 (ORDER UNDER PART II OF MENTAL HEALTH ORDINANCE)\n * **備註：** 宣布李美娟為精神上無行為能力的人，並委任張志明 (CHEUNG CHI MING) 為其產業受託監管人。\n\n#### 等待註冊的契約 (DEEDS PENDING REGISTRATION)\n\n* **摘要編號：** L/N 67909\n* **文件性質：** 法庭命令 (COURT ORDER)\n* **備註：** 批准產業受託監管人出售此物業。\n\n **問題**: 這宗交易的賣方是產業受託監管人。他在訂定售價時，有什麼特別的責任？
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