Frequently asked questions
Plain answers about the figures IndexProp SG publishes. The methodology page carries the full rules; the glossary defines every term.
The measure
What is price per square foot, and why does it matter?
It is the resale price divided by the flat’s floor area. Two flats can both sell for $600,000 and be very different purchases if one is 90 m² and the other 110 m². Dividing by area puts every flat on one scale, which is how Singapore already talks about property.
Why do some areas use a longer window than others?
Each area uses the shortest window in the 12, 18, 24-month ladder that gives it at least 30 resales. A quiet street needs more months to reach a sample worth publishing, and an area that cannot reach 30 even at 24 months publishes its count and names its parent area’s figure rather than reaching further back: a five-year median in a market that moved 28 per cent over five years would blend a cheaper market into today’s number. Every page states its own window.
Does remaining lease really affect the price?
Substantially. Every HDB flat is a 99-year leasehold, and as the tail shortens both CPF usage rules and bank financing tighten. Each town page shows median price per square foot by remaining-lease band so you can see the effect in that town rather than in the abstract.
Does a higher floor cost more?
Usually, and each town page shows by how much. The source records a storey range for every resale, so the storey premium is measured from transactions rather than estimated.
The data
Where does IndexProp SG get its data?
From the Housing & Development Board Resale Flat Prices datasets published on Data.gov.sg, covering every registered HDB resale since January 1990. Nothing here comes from listings or asking prices.
Is this asking prices or actual sold prices?
Actual transacted resale prices, as registered with HDB. Asking prices on listing portals can differ substantially from what a flat eventually sells for.
How current is the data?
HDB publishes resales as they are registered. The most recent month in the source is always partial, so it is excluded, and every figure is anchored on the last complete month. That month is stated in the footer and on every area page.
Private property and rents
Does this cover condos and private property?
Yes, as a separate market. HDB resale prices come from HDB via Data.gov.sg; private prices (condominiums, apartments, executive condominiums and landed housing) come from caveats lodged with URA. The two are published side by side and never averaged together, because they have different buyers, different eligibility rules, different tenure and prices three to five times apart. An area with both shows both; an area with one says which.
Why is a new launch priced separately from a resale?
Because a launch price is a developer’s price list rather than a market-clearing price, and the gap is large: across Singapore, new sales run 41 to 42 per cent above resales per square foot, everywhere it can be measured. The headline is always resale, with launches shown beside it and labelled.
Where do executive condominiums sit?
In their own segment. An EC is built by a private developer but sold under HDB eligibility rules with a five-year minimum occupation period, and is fully privatised only at ten years. It is cheaper than a comparable condominium because of those restrictions, not because of where it is, so folding it into either market would distort that market.
Can I see what private property rents for?
Yes. Private rents come from lease contracts lodged with URA, and every area with enough of them shows a median monthly rent, a breakdown by bedrooms and a gross yield matched on unit size. One thing is deliberately not computed here: a rental price per square foot. URA reports each contract’s floor area as a band rather than a figure, so a rate cut from that would be an estimate wearing the precision of a measurement; where a rate is shown it is URA’s own, and the number of projects behind it is stated.
Can I compare HDB and private yields?
Yes, carefully, and it is the only figure that spans the two rental registers. A gross yield is a dimensionless ratio so it travels; the assets underneath it do not. 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. Absolute rents do not compare at all: a three-bedroom condominium and a 4-room flat are different products.
HDB rules
When can I sell my BTO flat?
After its Minimum Occupation Period, typically five years from key collection. Until then the flat cannot be resold or rented out whole, which is why no flat younger than its MOP appears in the resale register at all, and why resale volume in an estate jumps in the years just after its blocks cross MOP.
Why is a BTO price so much lower than the resale prices here?
A BTO price is a subsidised first-hand price from HDB, for a flat that does not exist yet and carries a five-year MOP before it can be sold. The figures on this site are market-clearing resale prices for flats you can buy today. Comparing the two tells you about the subsidy and the wait, not about either market.
What is COV, and is it included in these figures?
Cash Over Valuation is what a resale buyer pays above HDB’s valuation, in cash, because the mortgage is granted against the valuation. Since 2014 the valuation is released only after a price is agreed. The prices here are the full transacted prices as registered, so whatever cash-over-valuation a buyer paid is inside the figure; it is just not itemised, because the source does not record valuations.
Coverage
Why is my street missing?
Streets no longer have pages of their own, and searching one is still the fastest way in: type a road name and IndexProp SG takes you to the page that publishes its figures. Around 4,200 named Singapore roads resolve that way, private and landed ones included. A road whose length crosses a neighbourhood boundary resolves to its district rather than picking one of the neighbourhoods it runs through, and a few dozen cross so many boundaries that they resolve to nothing at all: expressways, viaducts and island-spanning arterials.
What happens to these figures when an estate goes en bloc?
A collective sale is a land transaction between owners and a developer, so it never enters the price-per-square-foot figures. What you will see is its shadow: resale volume in the affected blocks stops, and years later a new launch appears in the private register as new-sale caveats, labelled as launches and never blended into the resale headline.
Using the site
Does IndexProp SG value my flat?
No. This site publishes statistics about resales that have already happened. It does not produce a valuation for any individual property and it is not affiliated with HDB.
Can I reuse these figures?
The HDB figures, yes: that data is published under the Singapore Open Data Licence version 1.0, which permits commercial use. The private figures come from the URA Data Service under URA’s own terms, which allow derived statistics to be published but do not allow the underlying caveat records to be redistributed, so this site publishes statistics from them and not the records themselves. Every area page links to its own JSON. Please credit HDB via Data.gov.sg, URA, and IndexProp SG.
Search an area
Median HDB resale price per square foot, resales and price history for any district or neighbourhood in Singapore.