{"dataset_version":"2026-07","data_anchor":"2026-07","generated_from":"HDB resale transactions, data.gov.sg","outlier_fence":{"rule":"an impossibility band, not a statistical fence: $5-$3,000 per square foot and 15-600 square metres. Nothing inside the band is withheld, whatever its distance from the local median.","effect":"the row keeps its price and its place in every count; only its price per unit area is withheld","withheld":0,"priced":983157,"withheld_pct":0,"by_flat_type":[{"flat_type":"1 ROOM","n":1323,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null},{"flat_type":"2 ROOM","n":13585,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null},{"flat_type":"3 ROOM","n":309530,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null},{"flat_type":"4 ROOM","n":376663,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null},{"flat_type":"5 ROOM","n":208439,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null},{"flat_type":"EXECUTIVE","n":73064,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null},{"flat_type":"MULTI-GENERATION","n":553,"withheld":0,"withheld_pct":0,"lowest_withheld":null,"highest_withheld":null}]},"methodology":{"windows":{"rule":"Each area uses the shortest window in 12, 18 or 24 months that holds at least 30 resales.","ladder_months":[12,18,24],"why_not_longer":"The UK build ladders out to 60 months because its market is broadly flat over that span. Singapore's is not: the national median ran $470/ft2 in 2021 and $603 in 2026, up 28%. A five-year median here would blend a market a quarter cheaper into today's figure, and its interval would still describe only sampling error.","min_sales":30,"why":"A median over six sales is not a market statistic. Counts and medians are only comparable between areas that share a window, so every figure states its own.","published":"window_months on every area"},"suppression":{"rule":"Below 30 resales even at 24 months (the longest rung of the ladder), the figure is marked below the floor: the page says so in a banner, names the parent area whose published figure stands in, and carries no confidence grade at all, because grading an estimate the page refuses to stand behind would dress it as one it does.","why":"Withholding it entirely would leave a reader with nothing where a caveated figure plus a comparison is more use. What is never done is presenting it as reliable.","areas_below_floor":19},"outliers":{"rule":"An impossibility band, not a statistical fence: a price per square foot outside $5 to $3,000, or a floor area outside 15 to 600 m2, is withheld as a keying error. Nothing is ever dropped: only the rate is withheld, and the sale keeps its place in every count.","effect":"NOTHING IS DROPPED. An outlier verdict withholds the row's price per unit area and nothing else: the sale still counts in the transaction count, still appears in the resales table, still contributes to the median price.","why_log":"Measured over all 983,157 rows, this register contains no detectable errors. The extremes are $15 per square foot (1990 one-room flats of 31 square metres at $5,000) and $1,500 (Central Area 4-room flats at $1.5m), both real, and floor areas run 28 to 366.7 square metres with nothing impossible in between.","why_3x":"HDB publishes the exact floor area on the same row as the price, so unlike a certificate-derived area there is no measurement error for a statistical fence to find. A 3.0x log-IQR fence was tried: pooled over 36 years it was inert, withholding nothing in the last two years and leaving the national median bit-identical; detrended by year it became active and started withholding real million-dollar flats instead. The band that replaced it currently withholds nothing, and publishing that it withholds nothing is the honest outcome: the previous rule's 0.020% measured the rule, not the data.","withheld":0,"priced":983157,"withheld_pct":0},"denominators":{"resales":"Every HDB resale registered in the window. First-hand BTO sales are not resales and are not in this source.","stock":"Every residential block in the area, from HDB Property Information, including blocks that have never transacted. Non-residential blocks (carparks, markets, pavilions) are excluded.","turnover":"Resales in the window as a share of the flats that were legally ABLE to sell, annualised. A flat inside its five-year Minimum Occupation Period cannot be resold, so it is excluded from the denominator; without that, young estates are mechanically understated and two areas of different vintage are not comparable. Nationally this runs at roughly 2 to 3 percent a year.","mop_proxy":"MOP runs from the first owner taking keys, which the published data does not give. Completion year plus five is the closest available proxy.","note":"Price and floor area arrive on the same HDB record, so unlike England and Wales there is no address match to run, no match rate to publish and no matching bias to correct for."},"mix_adjustment":{"rule":"Every area also publishes its per-flat-type medians restated at Singapore's national flat-type distribution, weighted from the stock rather than from what transacted.","why":"Smaller and older flats carry a higher price per unit area, so a raw blended rate is substantially a statement about an area's flat-type mix. Kallang blends to $749/ft2 against $958 for its own 4-room stock. Comparing two areas on the raw figure compares their stock composition as much as their prices, so the league tables rank on the adjusted one.","suppression":"Withheld where an area's flat types cover under 60 percent of the national weight: an adjusted figure standing on a fifth of the distribution is not a national-mix figure."},"headline":{"rule":"The area headline is the median price of a named flat type: the 4-room where the area has one, its commonest type otherwise.","why":"HDB flats come in standardised types; a 4-room is 93 square metres across the island. A buyer transacts on the price of a 4-room in Tampines, not on a rate. The rate is published beside it, mix-adjusted."},"rounding":{"rule":"Three significant figures on every price per unit area.","why":"A median of 693 sales is not precise to the dollar, and printing $971.43 would claim it is."},"uncertainty":{"rule":"A 95% interval on every published median, from order statistics: for a sample of n, the (n/2 +/- 1.96*sqrt(n)/2)-th ordered values bracket the population median.","why":"Distribution-free, and exact for the statistic actually published. A median with no interval invites a reader to treat two areas 1 percent apart as different when the samples cannot tell.","quarterly":"The same interval per quarter where the quarter holds at least 20 resales; this is the band behind the trend line."},"trends":{"rule":"Quarterly medians back to 1990. A quarter with fewer than ten resales publishes no median and leaves a gap in the line; its sales still count and its volume bar is still drawn, because a count needs no sample. The newest quarter is marked provisional while the anchor month is not its third, and is excluded from every growth figure.","real_terms":"Restated with SingStat Consumer Price Index (All Items), in 2026-06 money.","endpoints":"Growth endpoints are averaged over up to three quarters at each end, so a single unusual quarter cannot swing the figure.","cagr":"Compound annual change between the two named quarters, in cash terms."},"geography":{"rule":"The hierarchy is region, then district, then neighbourhood: three levels, each one a measured subset of the one above, from URA Master Plan 2019 boundaries. Nothing is in it that does not nest: 0 districts cross a region boundary and 0 neighbourhoods cross a district boundary. Street is not a level. A road crosses these boundaries too often to be one, so it resolves a search to the page that publishes its figures instead, and a road crossing a neighbourhood line resolves to its district rather than picking a side.","boundaries":"URA Master Plan 2019. A block is assigned by point-in-polygon on its own coordinate where OpenStreetMap has one, otherwise by its street, and only where the blocks already resolved on that street agree.","skipping":"Where an area does not lie wholly inside a layer, that rung is left out rather than guessed, and the same rule resolves a street search: a road that runs through more than one neighbourhood resolves to its district, the finest level all of it agrees on. A missing rung costs one level of detail; a chosen one would put a sale in the wrong market.","districts":"URA’s postal districts (D1–D28) and market segments (CCR/RCR/OCR) are not part of this taxonomy and have no pages. Neither nests: a postal district cuts across the districts here, 10 of 160 neighbourhoods straddle one, and a market segment is defined over a postal district and a planning area at once. A classification that cannot be an ancestor is not a level. The postal-district names remain searchable, and answer with every district and neighbourhood they cover rather than picking one.","segments":"CCR, RCR and OCR follow URA's own definition, which reads both postal district and planning area at once, which is exactly why they cannot be a parent of either. The Central Region is part CCR and part RCR, and its page says so.","sectors":"Postal sector was tested as a level and refused. 15 of the 53 sectors with resale data straddle a planning-area boundary and those 15 hold 34.8% of all transactions, so a sector level would assert a containment that is false for a third of the market. It is kept internally, as the lookup from a postcode to its district.","residual":"Where a block cannot be placed, it is COUNTED as unplaced rather than dropped or guessed at. The remainder is almost entirely blocks in estates demolished in the 1990s, which no coordinate source has ever held; they affect the long trend charts and no current figure. Every level is checked on each build to make sure its placed and unplaced rows still add up to the whole register."},"rent":{"basis":"Rent self-declared by the flat owner on the renting-out application and approved by HDB. It is not a registry price and not an asking rent.","window_months":12,"suppression":"HDB withholds a median where a town and flat type had fewer than 20 approved rentals in the last 12 months; so does this site.","yield":"Gross yield is a year of median rent divided by the median resale price FOR THE SAME FLAT TYPE. An area-wide rent over an area-wide price is a mix artefact: the rental market skews to small flats and the resale market to large ones.","windows":"A yield is published only where its two halves cover the identical 12 months: both sides clear 30, the price side is on the 12-month window, and the two registers agree on the latest complete month. Where any of that fails the yield is withheld with the reason stated, never computed across mismatched spans.","lease":"Every HDB flat is a 99-year leasehold, so a gross yield here is not comparable to a freehold yield. A shorter lease is cheaper to buy and therefore yields more while wasting faster; the remaining lease is published beside every yield."},"private":{"source":"URA Data Service: private residential caveats (sales) and lease contracts (rentals), both rolling five-year windows.","rent_source":"Private rents come from lease contracts lodged with URA. A published rental price per square foot is URA's OWN median, not one computed here: URA reports each contract's floor area as a BAND rather than a figure, so a rate cut from contract data would be a band-midpoint estimate wearing the precision of a measurement. The number of projects behind that rate is published with it, and it covers roughly a third of the projects that transact rather than the whole market.","rent_yield":"Private gross yield is a year of median rent divided by the median resale price FOR UNITS OF THE SAME FLOOR-AREA BAND, over the same twelve months, and only where both sides clear 30 transactions. Matching on size is what stops it being a mix artefact: the rental market skews to small units and the sale market to large ones. Gross means before maintenance, property tax, agent fees, income tax and vacancy.","rent_bedrooms":"URA records a bedroom count on a rental contract and does not record one on a sale caveat, so bedrooms describe what renting costs and can never be matched to what buying costs. Contracts with no bedroom count are excluded from that table and counted rather than folded into a bucket.","cross_register":"HDB and private rents are two registers and are never combined. HDB counts approved renting-out applications; URA counts lodged lease contracts. The only figure that legitimately spans them is the gross yield, because it is a dimensionless ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.","separation":"Private and HDB are published side by side and never combined: different buyers, eligibility, tenure, and a three- to five-fold price gap. A median across both would describe neither.","sale_type":"The private headline is RESALE. A new sale is a developer pricing unbuilt stock at launch, and blending the two put District 9 at $2,995/ft2 against a resale reality of $2,330: 59 percent of its caveats were launches, and 52 percent came from two projects. The launch median is published beside the headline, never inside it.","area_type":"Price per unit area covers strata units only. A landed plot is measured by its land area, so its rate is not comparable to an apartment's floor area; landed sales keep their price and their place in every count.","window_months":12},"revisions":{"rule":"HDB restates months as registrations land. Each build compares itself against the last and refuses to ship on a transaction-count move beyond 10 percent.","published":"/data/quality.json"}},"stock":{"source":"HDB Property Information, Data.gov.sg, SODL v1.0","residential_blocks":10796,"dwelling_units":1175956},"cpi_base":{"period":"2026-06","value":102.858},"benchmark":{"window_months":12,"median_psf_mix":608,"by_flat_type":[{"flat_type":"2 ROOM","n":758,"median_price":375000,"median_psf":751,"median_area_sqm":47,"median_lease":91},{"flat_type":"EXECUTIVE","n":1422,"median_price":910000,"median_psf":584,"median_area_sqm":146,"median_lease":67},{"flat_type":"5 ROOM","n":5666,"median_price":740000,"median_psf":581,"median_area_sqm":116,"median_lease":74},{"flat_type":"3 ROOM","n":5788,"median_price":442944,"median_psf":596,"median_area_sqm":67,"median_lease":58},{"flat_type":"4 ROOM","n":10637,"median_price":630000,"median_psf":616,"median_area_sqm":93,"median_lease":75}],"resaleable_units":1016739},"cpi_source":{"name":"Consumer 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