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To spot a fake lead, check five things before you call: whether the phone number can exist in Singapore, whether it belongs to a registered agent, whether the name, email and answers make sense together, when and how the lead arrived, and how the person behaves once you make contact. One red flag is a reason to check, not proof.
This checklist is for leads already in your inbox. To stop fakes reaching you in the first place, with bot checks, phone verification and click credits, see 5 ways property agents can protect themselves from spam leads.
Which red flags matter most?
The strongest signs are a number that is not valid, a number registered to an agent, and a request to click, pay or install something. Weaker signs, such as an odd name or a late-night timestamp, count only when several turn up on the same lead.
| Signal | Red flag | How to check | Weight |
|---|---|---|---|
| Phone number | Not 8 digits, or starts with 2, 4 or 5 | Count the digits and read the first one1 | Strong: not a valid Singapore number |
| Phone number | Starts with 6 or 3 | A fixed line or internet phone line1 | Weak: may be an office number, so call rather than text |
| Phone number | Opens a salesperson's profile on the CEA Public Register | Search the register by phone number2 | Strong: another agent, possibly a co-broke |
| Phone number | Same number on several recent leads | Search your CRM or lead sheet | Check further: a repeat buyer, a test or a script |
| Name | Keyboard strings, single letters, the project's name typed in the name field | Read it | Check further |
| Random characters, a misspelt domain such as "gmial.com", a name unrelated to the lead | Read it; a verification email confirms someone uses it3 | Weak on its own: forms can be prefilled45 | |
| Timing | Several leads within minutes with similar details | Compare timestamps6 | Check further |
| Answers | The same wording across different names, links in the message field | Read the leads side by side | Strong when repeated |
| Behaviour | Says they never enquired | Ask politely when you call | Strong: someone else's number10 |
| Behaviour | Sends a link, QR code or app file, or asks for a payment or a code | Do not open it; check with ScamShield789 | Strong: scam pattern |
What does a fake phone number look like?
One that breaks Singapore's numbering rules. IMDA's National Numbering Plan is "a uniform 8-digit numbering plan", and the first digit tells you what kind of line it is.1
8 and 9: mobile numbers. 6: fixed-line and internet telephony numbers. 3: internet telephony and data-only numbers. 7: five-digit SMS short codes. 2, 4 and 5: reserved for future use. Source: IMDA National Numbering Plan, Issue 2, Feb 2026.1
Before you count, strip out "+65", spaces and dashes. Then:
- Wrong length or a reserved first digit: it is not a valid Singapore number. Treat the lead as fake unless the email or message gives you another way to reach a real person.
- A 6 or 3 number: it may be a real office line. Call during working hours instead of sending an SMS or WhatsApp.
- Patterns such as 12345678 or 88888888: valid in format, but they can be placeholders typed by someone who does not want a call. Call once before you decide.
- A foreign country code: not a red flag on its own. Overseas buyers enquire about Singapore launches too.
Next, check whether the number belongs to an agent. CEA tells consumers to "key in the phone number of the person you are dealing with" in the CEA Public Register, and a number that leads to a salesperson's profile is registered to that agent.2 An agent's enquiry is not always spam, since it may be a co-broke, but it is not a buyer.
What do fake names and emails look like?
Names and emails show carelessness or bots, but they are weak evidence alone, because the ad platforms fill them in for real people.
"Sometimes real users submit fake contact details or other invalid information." (Google Ads Help)3
Watch for keyboard strings such as "asdf", a single letter, digits in the name, the project's name typed where the name should be, an email of random characters, or a misspelt email domain. Before you mark a lead fake for these alone, remember how the forms work:
- Google lead forms can be pre-filled when the person is signed in, with the full name, email and phone number taken from their Google Account.4 A lead under a spouse's name or an old email may be a real buyer using a shared or old account.
- Meta instant forms use prefill questions that "take information from a Facebook or Instagram profile", and people can edit them before submitting.5
- Your own landing page can confirm an email the way Google suggests: a double opt-in, where the person clicks a link in a verification email "to confirm that a real person uses a valid email address".3
Do timing and traffic patterns give fakes away?
Sometimes. A burst of similar leads within a few minutes is worth checking. A single lead at 3am is not, because buyers browse late.
- Timestamps. Meta's lead download includes
created_time,is_organic(whether the lead came from someone seeing an ad or from organic reach) andplatform.6 Sort by time to spot clusters, and check the source before you blame your ads. - Spikes and locations. When Google investigates invalid traffic, it asks for signs such as "a 300% spike in clicks without more conversions, or clicks that originate outside your targeted locations".3
- Patterns that are not proof. Google warns that spikes can come from real demand, news or a competitor pausing its ads, that a zero-second visit can be a measurement quirk, and that many devices share one public IP address.3
What do form answers and behaviour reveal?
They give the strongest signals, because a person or script has to act. Identical answers across leads, links in a message field, a denial that they enquired, or a request to click, pay or install are red flags you can act on.
- Copied answers. The same message under different names, or a block of text that has nothing to do with the project, points to a script or spam.
- Agent questions. Asking about co-broking, commission or your other listings early in the conversation suggests an agent. Check the register.2
- "I never enquired." The number probably belongs to someone else. PDPC advises due diligence when a request for information reaches you through someone else, and if you cannot confirm the person asked, the Do Not Call rules apply to any marketing you send.10 Apologise, end the call and note it.
- Links, QR codes and apps. In fake buyer scams, police say scammers send "a malicious URL link or QR code" on the pretext of payment, leading to a spoofed site that asks for banking logins, card details or an OTP.7 In October 2026 police warned of scams that tell people to download an Android app file, and advised: "never download applications from unverified sources or links provided by unknown persons."8 Those advisories describe marketplace sellers and the public, not agents specifically, but the same habit protects you. Do not open the file or link, and check a number that called or messaged you in the ScamShield app or on the 1799 helpline.98
How do you check a lead before you call?
Run the same routine on every new lead, so you decide quickly and consistently.
- Clean and count the number. Remove +65 and spaces. Eight digits, starting with 8 or 9 for a mobile.1
- Search the CEA Public Register by phone number, and by name if the number finds nothing.2
- Search your own records for the same number, email or name in recent weeks.
- Read the name, email and answers together. One strong red flag, or two weaker ones: mark the lead "check". Otherwise, treat it as real.
- Look at the timing and source. Was it part of a burst? Did it come from your ad?6
- Make contact once, by the channel the buyer gave, saying who you are and which project they asked about. Keep the checks quick so real buyers are not kept waiting: see why timely follow-ups convert property enquiries for how fast to reply and what you may send.
What should you do with a lead you think is fake?
Record it, stop contacting the number if the person did not enquire, report what you can, and delete what you no longer need.
- Record the reason. Mark the lead in your CRM as wrong number, agent, bot or scam, with the date. Keep the GCLID (Google's click ID) with it: if you ask Google to investigate invalid traffic, it wants the GCLID and your assessment of each lead, for activity in the last 60 days.3 Our spam leads guide explains how to submit the request and how to feed lead outcomes back to Google and Meta.
- Leave the wrong person alone. Do not add a number to your marketing list when its owner says they never asked. Marketing calls and messages need a DNC check within 21 days, or clear consent from the user or subscriber of the number.10
- Report scams. Report a scam number or message through the ScamShield app, which sends reports to the Singapore Police Force.9 For information on a crime, call the Police Hotline on 1800-255-0000 or use I-Witness online.7
- Keep only what you need. Under the PDPA, stop keeping personal data once it no longer serves the purpose you collected it for and you do not need it for legal or business reasons.11 A short note of the number and why it was fake can stop your team calling it again; delete the rest of the lead's details.
This checklist summarises published IMDA, CEA, PDPC, police, Google and Meta guidance as of 12 Nov 2026. It is general information, not legal advice. Check the current documents and your agency's own rules before you change how you handle leads.
On Property Ecosystem, FraudDetect™ checks each enquiry for property agents and spam, and leads are cross-checked with the CEA registry, showing names and agencies for co-broking. Leads that complete SMS OTP verification arrive tagged as OTP-verified; leads that do not still reach you, so the checks above still help. The Leads Quality Score tells you when a lead reopens your site and whether they have enquired on other clients' project directories. In the ProjectSG Suite app you mark each follow-up Success or Failed and submit lead feedback.
Frequently asked questions
Can a lead with a verified phone number still be fake?
Yes, in the sense that matters to you. Phone verification shows that someone could receive a code on that number. It does not show that they plan to buy. Agents, competitors and curious visitors can verify their own numbers like any buyer, so still check the register and read the answers.2
Can I tell a fake number from the digits alone?
Partly. A Singapore number has 8 digits. Mobiles start with 8 or 9, fixed lines with 6, and no number starts with 2, 4 or 5, which are reserved for future use.1 A number that breaks those rules is not a valid Singapore number. A number that follows them can still be someone else's, so call once before you decide.
What should I say when someone says they never enquired?
Apologise, say you will not contact them again, and end the call. Note it against the number so your team does not call again. Do not send them marketing: PDPC says that if you cannot confirm the person made the request, the Do Not Call rules apply to any marketing message.10
Should I delete fake leads straight away?
Sources
- IMDA, National Numbering Plan, Issue 2, Feb 2026, accessed 12 Nov 2026.
- Council for Estate Agencies, Check if your property agent is registered, last updated 4 Sep 2026, accessed 12 Nov 2026.
- Google Ads Help, About invalid traffic, accessed 12 Nov 2026.
- Google Ads Help, About pre-filled information in lead forms, accessed 12 Nov 2026.
- Meta Business Help Centre, About prefill questions available on your lead ads with instant form, accessed 12 Nov 2026.
- Meta Business Help Centre, Information included when you download your leads data, accessed 12 Nov 2026.
- Singapore Police Force, Police advisory on fake buyer phishing scams, 19 Dec 2023, accessed 12 Nov 2026.
- Singapore Police Force, Police advisory on malware from social media advertisements, 20 Oct 2026, accessed 12 Nov 2026.
- ScamShield, How to check a scam call, accessed 12 Nov 2026.
- Personal Data Protection Commission, Advisory Guidelines on the Do Not Call Provisions, revised 1 Feb 2021, accessed 12 Nov 2026.
- Personal Data Protection Commission, Advisory Guidelines on Key Concepts in the PDPA, revised 29 Apr 2026, accessed 12 Nov 2026.
The ProjectSG team writes about Google Ads, lead generation and new launch marketing for Singapore property agents, drawing on campaigns we run every day.
Researched and drafted with AI assistance, then fact-checked and approved by a named ProjectSG reviewer before publishing. Last updated 12 Nov 2026. Read our editorial policy. Spotted an error? Email info@project.sg.
