Singapore publishes an unusual amount about what property actually sold for. Most of it is misread in the same few ways.
These are short pieces built from the same transacted records our ratings are built from — HDB resale prices published by the Housing & Development Board, and caveats and tenancy contracts lodged with the Urban Redevelopment Authority. Every claim here is measured, and where the evidence is thin we say so instead of rounding it up into confidence.
A 2-room flat runs at S$743 per square foot and an executive at S$577 — and the “cheaper” one costs two and a half times as much. Why comparing price per square foot across sizes reliably points the wrong way, and the three cases where PSF is genuinely the right instrument.
Asking prices sit above the transacted record — but by about 2% in HDB resale and about 14% in industrial. The gap is a property of how visible the record is, not a discount anyone is owed, and reading it correctly changes what a listing price is telling you.
The median condo asking price sits 3.7% above the transacted record of its own project — and that is the least useful number on the page. One listing in five asks more than 10% above its building’s own sales, and three in ten ask below them. The gap by district, from 1.2% to 7.2%, and the tidy explanation our own data refused to support.
COV cannot be looked up, cannot be borrowed against, and does not exist until after the Option to Purchase. What you can check first: inside one block, flat type and quarter, recent sales differ by about 8.5% — a median gap of S$50,000.
The raw record says a high floor is worth 82% more. Measured inside the same block, where the address, age and lease are held still, it is worth about 7% per ten storeys — and in one block in twelve, nothing at all.
Older HDB flats sell for more per square foot than newer ones. That is not the lease being worthless — it is where the old flats are. What 50,912 resales say once you hold the town, flat type, size and storey still, and why the curve has a step in it at 55–60 years.
290,035 signed leases say the market-wide rent range is mostly a trick of the mix. Hold the project, the bedroom count and the quarter still and the gap between a good rent and a poor one collapses from 51% to about 7%.
“The market is strong” cannot be argued with, because it is a claim about nothing checkable. The four questions the transacted record does answer, the three arguments that collapse on contact with it, and what the difference sounds like across the table.
101,433 HDB flats pass their five-year minimum occupation period by 2031 — 20,064 of them in 2027. Where they are, town by town, and why the count is arithmetic on the published record rather than a forecast. Tengah alone holds 15,476, in a town with no resale history at all.
In 2020, 0.4% of HDB resales transacted at S$1m or more; so far in 2026 it is 7.3% — 1,087 flats in seven months. The most common million-dollar flat is now a 4-room, not an executive, and 92.7% of this year’s resales were still below the line.
Every Singapore launch that sold in 2021–22 and has resold in the last twelve months: what it sold new at, what it resells at now, and the change — the launches that lost value named beside the ones that gained. URA’s price index over the same period sits beside each row, so the market’s rise and the launch premium can be told apart.
A tool rather than a guide, for the arithmetic people most often do by hand: the rental yield calculator works out gross and net yield from your own price, rent and costs, and grades nothing.
Not a guide, but the same question asked more often than any other: what property valuation means in Singapore, when you actually need a licensed one, and how to check a price without one — then in detail for condos and for HDB resale, including COV. For the methods a valuer actually uses and how PriceVero's own rating is built, see how property valuation works.
Every guide here argues from the transacted record, and so does the report: a PriceVero detailed report reprints the individual sales themselves — URA's caveats and HDB's resale register, each with the size, the floor band, the month and the price, as published — alongside the summaries built from them. Where too few sales are on record for one of them to stay anonymous, the report prints the summary and says why.
More to come. If there is a comparison you keep seeing quoted and want tested against the record, tell us at support@pricevero.com.