how much could the second agent get?
is there a standard percentage (or market rate) of co-broke?

rm 480k for semi-detached is too low.

Even my condo 1000 sq ft can sell at rm 430.

Just wait for the economy to go up and sell after two years, it will shoot up to at least rm 600k.

Don't hire exclusive agents, they are not reliable. It is when there are many agents who work for you, then only it will sell faster.

I made the mistake of hiring exclusive agent in the past, can't sell after 6 months. Just advertise in mudah.my and many agents will bring customers to view.

More competition is better.

What is the penalty for breaking the agreement written on it? If there is no penalty or very little penalty, then just break the agreement.

I doubt these people will hire a lawyer to sue you because hiring a lawyer takes many years and they have to pay a lot of money to the lawyer, it's not worth their time and money.

Don't wait for 6 months which is too long, just talk to other agents on how you can break the agreement.

If there is no stamp duty stamped on the agreement, then it is not a legal document. Just say you are not happy with their service, you have the right to terminate it.

You got cheated by that agency to sign this type of one-sided agreement. That's why they can do things slowly because there's no urgency to sell your house.

Like I said, I advertised in Mudah.my and 100 agents called me, no need to sign any one-sided agreement.

I dont think cheat is the right word. There are pro and cons in exclusive listing ..... smilar to open listing.

A property will sell if the price is right....doesnt matter exclusive or open. Owner can also diy with the right price and save on commission.

Having exclusive listing in the pocket doesnt make money. Turnover of listing determines how much agent earns in a month. The quicker he sells a listing, the more money he earn for the month. Not sure your reasoning for delaying a sale thou.

One can research iprop with few agents handling a property. After 3 to 6 months, the property is still in the market with further new agents joining in .... why ?

Many years ago, I was as naive as you. I hire exclusive agent in the hope that it sells fast but after 6 months, he can't sell it. I didn't have any harsh penalty like you stated in the agreement.

So I hire more than 1 agents to sell for me after that exclusive agent expired, within 1 to 2 months, the new agent sold for me.

There is no pro to exclusive agent unless you are not in the house and need someone to clean up the place and fix repair.

A good agent (in western countries) can hire cleaners or technician for you but you have to pay for the costs of repair but most agents in Malaysia are lazy and only want quick money with little work.

It's better that you hire the repairmen yourself and watch that they do the work properly.

By right, your exclusive agent should be able to help you repair by hiring someone. If they don't, they are useless agent. The agent has no penalty/loss of money even if your house is not sold for more than 1 year, whereas you have bank loans to pay.

The lesson is NOT to hire exclusive agent in Malaysia because most are useless and lazy agents. The property agents in western countries are more professional.