Property valuation in Singapore
Valuing property in Singapore is a licensed activity: a valuer inspects, forms an opinion of value as at a stated date and signs it, and for a mortgage, CPF or the courts nothing else will do. For deciding what to offer, or what to ask, what you actually need is different — the transacted record, which is public.
PriceVero is not a licensed valuation. We do not tell you what a property is worth. We take a price you name and check it against what has actually been lodged — caveats with the Urban Redevelopment Authority (URA) for private property, HDB’s published transactions for flats — then show you that evidence.
Which one are you asking about?
The three markets keep different records, are valued at different moments, and one of them has no valuation at all until after the price is agreed. Start where your property is:
Or bring a price and test it. Name the project or block, pick a size on record, add your figure — and get a 0–100 rating with the comparable sales it read. Works for condos, HDB resale and industrial.
Free to start — twenty ratings and five detailed reports on signup, then five ratings a month. No credit card.
When you need a licensed valuation, and when you do not
A valuation carries weight because of who signed it, which is exactly why nothing else can be substituted when a valuation is what is being asked for — and why it is the wrong instrument for the decision most buyers and sellers are actually making this week.
| What you are doing | What you need |
|---|---|
| Getting a mortgage, or refinancing | A licensed valuation — the lender instructs a valuer from its own panel |
| CPF usage, stamp duty questions, probate, matrimonial matters | A licensed valuation |
| Deciding whether to offer, and what to offer | The transacted record — what comparable units actually sold for |
| Setting an asking price before you list | The transacted record, plus how your unit differs from it |
| Buying an HDB flat, before the Option to Purchase | The resale record. No valuation exists yet — why, and what to do instead |
| 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 | The record, side by side — compare up to four |
How a valuer actually gets from evidence to a figure — the comparable method, the adjustments, and where each approach breaks down — is set out in how property valuation works.
What the record holds, by property type
| Market | The evidence, and who publishes it |
|---|---|
| Condo, apartment, EC | Sale caveats and rental contracts lodged with URA: price, floor area, date. Published with a lag of two to four weeks, so the newest transactions are invisible to everyone. |
| HDB resale | HDB’s own resale transactions, published under the Singapore Open Data Licence — per flat, with the storey band, floor area, flat type and remaining lease. |
| Industrial (B1/B2) | PriceVero’s own research on marketed and transacted industrial space, alongside JTC’s published price index for multiple-user factory space. |
Two things about all of it are worth knowing before you read any comparison built on it. The record lags. A private sale reaches URA weeks after it happens. And the price per square foot is not comparable across sizes — a larger unit 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, whichever door you came through:
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
- Nothing here is a valuation, and no part of it should be presented to a bank, to CPF or to a court as one.
- 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.
Questions
What is a property valuation in Singapore?
It is an opinion of value, as at a stated date, prepared and signed by a licensed valuer. It carries legal weight because of who signed it, which is why lenders, CPF and the courts accept nothing else in its place. Valuing property for a fee is a licensed activity here.
How much is my property worth?
We will not print a figure — stating what a specific property is worth is a licensed activity, and a single number also hides how much evidence sits behind it. Bring a price instead: name the project or block, the size on record and your figure, and the check reports how it reads against the record, with the comparable sales shown.
Can I get a property valuation for free?
No — a valuation is instructed and paid for, usually by the lender, and a free one does not exist. What is free is the evidence underneath it: transactions lodged with URA, HDB’s published resale record, remaining lease, and what is within a kilometre. That is what this site is built on.
How much does a valuation cost, and how long does it take?
The fee is set by the valuer and the timing depends on inspection and instruction, so neither is something we can quote for you. What we can say is that the decision most people are trying to make — whether to offer, and how much — usually cannot wait for it, which is what a price check is for.
Is an HDB valuation different from a condo valuation?
The moment is different, and it matters more than the method. HDB issues its valuation only after an Option to Purchase has been granted, so an HDB buyer agrees a price before any valuation exists — and Cash Over Valuation is the gap that appears afterwards. HDB valuation and COV covers it.
Do you cover industrial property?
Yes, on its own scale. Industrial evidence is thinner and slower than residential and there is no floor reading, so an industrial rating is never compared with a condo’s. Start at industrial properties in Singapore.
Where does the evidence come from?
Caveats and rental contracts lodged with URA, HDB’s published resale transactions, JTC’s industrial price index, PriceVero’s own industrial research, MOE school data, LTA rail and bus data, and OneMap routing for 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, JTC’s published industrial price index, PriceVero’s own industrial research, MOE school data, LTA rail data and OneMap routing. Nothing on this page is a valuation or an offer.