Condo valuation in Singapore
A valuation is one number, signed by a licensed valuer, usually for a bank. What most people are actually trying to settle is different: does the price in front of me hold up against what has been lodged?
PriceVero is not a licensed valuation. We do not tell you what a property is worth. We take a price — yours, the seller’s, or the one you are considering — and check it against the sales that have actually been lodged with the Urban Redevelopment Authority (URA), then show you the evidence behind the verdict.
Check a condo price now. Name the project, pick a lodged size, add your price. You get the same 0–100 rating a pasted listing gets, with the comparable sales it read.
Free to start — twenty ratings and five branded reports on signup, then five ratings a month. No credit card.
What a valuation actually is
In Singapore, valuing property is a licensed activity. A valuation is an opinion of value, as at a stated date, prepared and signed by a licensed valuer, and it carries weight because of who signed it. That is why you cannot substitute anything else when a valuation is what is being asked for:
- A mortgage or a refinance. The lender instructs a valuer from its own panel. You generally do not choose the valuer, and the number the bank lends against is theirs, not the seller’s and not yours.
- CPF, stamp duty questions, probate, matrimonial matters. These need a valuation from a licensed valuer, full stop.
- A formal dispute. If a figure has to stand up in front of a third party, it needs a signature behind it.
A valuation takes days, costs a fee set by the valuer, and produces a single figure. It is the right instrument for those jobs and the wrong instrument for the job most buyers and sellers actually have, which is deciding what to do about a price this week.
What a price check is instead
A price check starts from the opposite end. Rather than producing a figure and asking you to trust it, it starts with a figure you name and reports how that figure reads against the record:
- The last sale of that size, in that project. The closest comparison that exists — same building, same floor area — with the date it happened.
- Recent sales in the same project. What the building itself has been transacting at over the last two years.
- What the surrounding market transacts at for that kind of unit.
- The building’s own record — remaining lease, routed walk to the MRT, primary schools inside a kilometre, hawker centres, parks, transaction activity. Observed facts, each with a date.
The output is a rating from 0 to 100 with an A–E band, split into two parts we name openly: this unit’s price, which carries most of the weight, and project quality, which carries the rest. Each rating states how much evidence it had. Where the evidence is thin, it says so and gives no rating at all, which is the whole reason to trust the ones it does give.
“How much is my condo worth?”
This is the question people type, so here is the honest answer to it. We will not print a figure, for two separate reasons and both of them matter.
The first is legal: stating what a specific property is worth, for a fee, is what a licensed valuation is. We charge for a subscription, so we stay firmly on the other side of that line — and we would rather say so plainly than dress a model output up as a valuation.
The second is that a single figure hides how much the evidence actually knows. Two units of the same size in the same project can have very different amounts of evidence behind them. A number cannot tell you that. “Priced above the last sale at this size, eight months ago, and in line with the project’s last two years” tells you exactly where you stand, and it tells you the same thing whether the evidence is deep or shallow — because it names the evidence.
So the useful move is to bring a price and test it. If you are selling, test the number you were advised to ask. If you are buying, test the number on the listing, then test the number you are thinking of offering.
Which one you need
| What you are doing | What you need |
|---|---|
| Getting a mortgage, or refinancing | A licensed valuation — the lender’s panel valuer |
| CPF usage, stamp duty, probate, divorce | A licensed valuation |
| Deciding whether to offer, and what to offer | The lodged record — what comparable units actually sold for |
| Setting an asking price before you list | The lodged record, plus how your unit differs from it |
| Sanity-checking a figure you were quoted | The record first. It is free, and it is the same evidence any valuer starts from |
| Comparing a shortlist of units | The record, side by side — compare up to three |
What the evidence looks like
Singapore publishes an unusual amount about what property actually sold for. Every private sale generates a caveat lodged with URA carrying the price, the floor area and the date; rental contracts are lodged too. That record is the same one a valuer opens, and it is the spine of every rating here.
Two things about it are worth knowing before you read any comparison built on it. Caveats lag. A sale reaches URA two to four weeks after it happens, so the newest transactions are invisible to everyone, us included. And the price per square foot is not comparable across sizes — a larger unit in the same project almost always transacts at a lower figure per square foot, which makes big units look cheap and small ones look expensive when you line them up naively — the PSF trap sets out how far wrong that goes, and what sellers ask against what buyers actually pay covers the other half of the gap.
A worked example
Riverbend Court is a fictional project, used across this site so the illustrations describe one imaginary unit rather than a real building. This is the shape of what comes back:
Note what is not there: no “worth approximately”, no range, no estimate of the market value. The price came from you. Everything beside it came from the record.
Limits, stated up front
- New launches get no rating. A rating needs resale history, and a project selling off plan has none.
- Landed property is out of scope. We cover condominiums, apartments and executive condominiums, HDB resale, and industrial.
- Thin evidence gets no rating rather than a guess. A confident-looking number built on four sales costs a buyer more than an honest blank.
- Nothing here is a valuation, and no part of it should be presented to a bank as one.
Questions
How much is my condo worth?
We will not give you a figure — stating what a specific property is worth is a licensed activity in Singapore, and a single number also hides how much evidence sits behind it. What you can do in about a minute is name a price and see how it reads against the sales lodged for your project: the last sale at your size, the project’s last two years, and the surrounding market, each with its date.
Is a PriceVero rating a valuation?
No. Valuation is a licensed activity in Singapore and a formal valuation carries legal weight for lending and stamp duty. A PriceVero rating is derived from public records, is not prepared by a licensed valuer, and must not be relied on as one.
Can I use this for a bank loan or for CPF?
No. Lenders instruct a valuer from their own panel and will not accept anything else, and CPF-related matters need a licensed valuation too. Use a price check before that stage — to decide what to offer, or what to ask.
How do I find out what units in my condo have sold for?
Every project we cover has a page you can read without an account: recent transaction activity, remaining lease, the amenities within a kilometre and an A–E building rating. Start at condos and apartments in Singapore and search for yours.
Is an asking price usually above what units actually sold for?
Often, yes — a listing is an ask, not a result, and the gap varies a great deal by market and by segment. That is exactly why a check against lodged transactions is worth doing before you treat an asking price as the market.
Do you cover executive condominiums and apartments?
Yes. Condominiums, apartments and executive condominiums are all covered on the same scale. HDB resale is covered too, but on its own scale — an HDB band is never compared with a condominium’s. Landed is out of scope.
Where does the evidence come from?
Caveats and rental contracts lodged with URA, HDB’s published resale transactions, MOE school data, LTA rail and bus data, and OneMap routing for the walking times. Every rating carries the date of the evidence behind it.
Where to look next
PriceVero is independent and is not affiliated with, endorsed by or sponsored by any property portal. Ratings derive from URA-lodged caveats and rental contracts, HDB resale transactions published under the Singapore Open Data Licence, PriceVero’s own industrial research, MOE school data, LTA rail data and OneMap routing. Nothing on this page is a valuation or an offer.