Name: Singapore
Address: SG

Every term IndexProp SG uses, defined in plain English. The methodology page carries the full rules behind each one.

ABSD: Additional Buyer’s Stamp Duty: a percentage of the price paid on top of BSD, set by the buyer’s profile and how many residential properties they already own. Singapore citizens pay it from their second property; the rates have been raised repeatedly as a cooling measure, and each round is on the policy timeline beside the charts.
Anchor month: The last complete month of a register in the current build. Every window on the site is measured back from its register’s anchor, and the partial month after it is excluded from every figure. Each register carries its own: HDB resales, HDB rentals, URA sale caveats and URA lease contracts all fill in at different speeds.
BSD: Buyer’s Stamp Duty: the tax every residential buyer pays, tiered on the price. The affordability tab computes it, together with ABSD where a profile owes it, on the area’s own median price.
BTO: Build-To-Order, HDB’s first-hand flat allocation. BTO sales are not resales and do not appear in this dataset; a BTO price is a subsidised first-hand price and is not comparable with the resale figures here.
Caveat: A legal claim a buyer lodges against a property’s title after exercising a purchase option. URA’s private price data is built from lodged caveats: they sit close to the agreed price, but lodging is voluntary, so recent months fill in late and the private window ends on the last substantially complete month.
COV: Cash Over Valuation: the amount a resale buyer pays above HDB’s valuation of the flat, payable only in cash because a mortgage is granted against the valuation. Since 2014 HDB releases the valuation only after a price is agreed, so COV is discovered late; it is a feature of hot markets and individual negotiations, and no figure on this site includes or estimates it.
CPF: The Central Provident Fund, Singapore’s compulsory savings scheme, and the source of most HDB down-payments and mortgage servicing. CPF usage is restricted when a flat’s remaining lease does not cover the youngest buyer to age 95, which is one of the mechanisms by which a shortening lease prices itself in.
En-bloc (collective sale): The joint sale of an entire development by its owners to a developer, typically for redevelopment. It is a land transaction rather than a dwelling resale: this site counts collective sales separately and never gives one a price per square foot.
Executive condominium (EC): A hybrid: built and sold by private developers, but under HDB eligibility rules with a five-year minimum occupation period, and fully privatised only after ten years. An EC is cheaper than a comparable condominium because of those restrictions rather than its location, so it is published as its own segment and never folded into the condominium figures.
Executive flat: A larger HDB flat type, typically 130 m² or more, built mainly in the late 1980s and 1990s.
Flat model: HDB’s own classification of the flat’s design, for example Improved, New Generation, Model A, Premium Apartment or Maisonette.
Floor area: The flat’s area in square metres as recorded by HDB. It includes any recess area purchased and space added under HDB upgrading programmes.
Gross yield: A year of median rent divided by the median resale price, for the same flat type (HDB) or the same floor-area band (private) over the same window. Gross means before maintenance, property tax, agent fees, vacancy and income tax. Read every yield against the remaining lease beside it: a shorter lease is cheaper to buy, so it yields more while wasting faster.
HDB town: HDB’s own administrative unit, 26 of them, used in its published datasets. On this site towns are an alias layer rather than a page level: most match a district of the same name, and the two that straddle several (Central Area, Kallang/Whampoa) resolve to every district covering them.
Lease commencement: The year the flat’s 99-year lease started. Where HDB has not published a remaining-lease figure (before 2015), remaining lease is computed from this; from 2015 onwards the site uses HDB’s own published value.
Median: The middle value: half the transactions are above it and half below. Used everywhere on this site in place of the mean, which a handful of unusual flats would distort.
Mix-adjusted rate: An area’s per-flat-type medians restated at Singapore’s national flat-type distribution. It answers “what would this area’s rate be if it had the national mix of flats”, which is what makes two areas comparable: the raw blended rate is substantially a statement about what stock an area has. Every ordered list on this site ranks on it, and it is withheld where an area’s flat types cover under 60 per cent of the national weight.
MOP: The Minimum Occupation Period: the years (typically five) an HDB buyer must live in the flat before it can be resold or rented out whole. It is why resale volume clusters just after estates cross their MOP, and why no flat younger than its MOP appears in the resale register at all.
MSR: The Mortgage Servicing Ratio: monthly housing loan repayments may not exceed 30 per cent of gross monthly income for HDB flats and ECs, computed at a regulated stress interest rate rather than the bank’s advertised one. The affordability tab computes it on the area’s own median price.
New sale: A developer selling unbuilt or newly built stock at launch. Launch prices run 41 to 42 per cent above resale per square foot, in every part of the island, so the private headline on this site is always resale, with launches published beside it and labelled.
p20 to p80: The 20th and 80th percentiles. Three resales in five landed between them, which is a more useful picture of “typical” than the median alone.
District and neighbourhood: The two levels below region. They are URA’s Master Plan 2019 divisions under their reader-facing names: 55 districts (URA calls them planning areas) and 332 neighbourhoods (URA calls them subzones), inside five regions. Every transaction is placed into exactly one of each, or published as unplaced. Note that a district here is not a postal district: D1–D28 are a different classification, they cut across these boundaries, and they no longer have pages of their own.
Postal district: The 28 legacy districts, D1 to D28, from the pre-1995 postal system. They survive as market vocabulary (“District 9”) and as URA’s reporting unit for some series, so each has a page here, beside the planning-area spine rather than inside it.
PSF: Dollars per square foot. The resale price divided by the floor area. Singapore’s working unit for property price, and this site’s default.
PSM: Dollars per square metre. The same figure in the unit HDB records floor area in. One square metre is 10.7639 square feet.
Remaining lease: Years left on the flat’s 99-year lease at the time of resale, from HDB’s own published figure where one exists. A major price variable in Singapore, and one with no freehold-market equivalent: financing and CPF usage both tighten against it.
Resale: A sale of an existing HDB flat from one owner to another, as opposed to a first-hand sale from HDB. The HDB figures on this site cover resales only.
SERS: The Selective En bloc Redevelopment Scheme: HDB’s compulsory acquisition of selected ageing blocks, with replacement flats offered on fresh leases. It is rare (historically about 5 per cent of flats) and cannot be assumed for any particular block.
Storey range: The band of floors the resold flat sits in, for example “10 TO 12”. Recorded on every transaction, which is what makes the floor premium measurable.
TDSR: The Total Debt Servicing Ratio: all monthly debt repayments may not exceed 55 per cent of gross monthly income, computed at the regulated stress rate. It binds private purchases the way MSR binds HDB ones, and the affordability tab computes both.
Three significant figures: The precision every price-per-area figure on this site is published to. A median over a few dozen resales cannot support more.
VERS: The Voluntary Early Redevelopment Scheme, announced in 2018 for estates approaching 70 years of lease: a vote-based, less generous counterpart to SERS. No estate has yet gone through it, so its terms remain unset, which is itself a fact worth knowing when pricing an old lease.
Window: The number of months of resales a figure is computed over: the shortest of 12, 18 or 24 months that gives the area at least 30 transactions. 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.

Glossary