What HDB resale transactions show about price per square foot in Singapore, written from the same data behind every area page.
The market’s working unit: what moves it, what a good figure looks like, and why it cannot travel between districts.
There is no single good PSF in Singapore: the number that matters is the one for your district, your flat type and your lease. How to read a PSF figure without being misled by it.
Seven costs land on a resale purchase and they behave very differently: some are cash only, some come from retirement savings, and one exists only if you have bought from the state before. What each is, and which are the ones people misjudge.
The S$500,000 district has gone: no planning area publishes a median resale price below it, and none publishes a 4-room median below it either. What the bottom of the market actually looks like, and why the cheapest total price is not the cheapest housing.
The flat type is how Singapore actually shops, and it is the cut most price commentary skips. What a 4-room resells for, how that compares with every other type, and why the smaller flat costs more per square foot.
Comparing district medians is easy and usually wrong. The four things to hold constant first: window, flat type, lease and floor.
HDB records a storey range on every resale, so the high-floor premium can be measured rather than assumed. What the resales show, and why it varies so much by district.
HDB records floor area in square metres. Singapore talks in dollars per square foot. Why both appear on every page here, and how to convert without getting it backwards.
Every HDB flat is a 99-year lease, and the remaining term is priced. What the resale record shows about it.
Every HDB flat is a 99-year leasehold and the market prices the tail decades before it runs out. What the resale data shows about lease decay, and why the curve bends when it does.
The most-asked structural question about Singapore housing, separated into three that get merged: what the lease legally is, what the market already prices, and what may happen at the end. Only one of those is a matter of record.
Flats crossing the end of their minimum occupation period become eligible to resell, and the housing authority publishes enough to count them by district a year ahead. A supply signal that is not a forecast, and the difference matters.
The registers go back to 1990. What they show about prices, volumes and the shape of the market since.
The public resale register goes back to 1990. What it shows about price per square foot over thirty-six years, corrected for inflation as well as stated in cash, and what the cash-only version leaves out.
The most reported number in Singapore housing is a count with no denominator. What share of resales actually reach a million dollars, which districts they are concentrated in, and why the count and the share rank the island differently.
The mean and the median answer different questions, and in a single district one million-dollar resale can pull them tens of thousands apart. Why every figure here is a median.
Four registers, not one dataset: HDB resales and renting-out approvals from Data.gov.sg, private caveats and lease contracts from URA. What each carries, what it does not, and what that means for the numbers.
Two registers, two markets, and what it costs to move between them.
Gross rental yield for every district that publishes one, from the renting-out register against the resale register. What the figure is, what it is emphatically not, and why the highest numbers are in the cheapest places.
The gap between an HDB flat and a private home in the same district, published as a ratio rather than a cash step. What the multiple is, why it varies so much by district, and the four differences a price comparison hides.
