Built on HDB resale registrations and URA caveats, refreshed monthly. Last updated 5 Sep 2026. Reviewed by Edmund Ee, CEA Reg. No. R006498C.
How to estimate your property's sale value in Singapore
If you are selling an HDB flat, condo, or landed home in Singapore, here is the simple sequence to land on a sensible asking price.
- Use CheckMyValue above to get an indicative range grounded in the last 12 months of actual transactions for your town or district, adjusted for your unit's size, tenure, floor, condition, and age.
- Cross-check with recent transactions in your own block or project. Pull the last 6 months of signed prices on URA's Private Residential Property Transactions (private) or the HDB Resale Flat Prices portal (public).
- Walk through live listings on PropertyGuru, 99.co, and EdgeProp for comparable stacks. Note what the competition is asking, not just what is signed.
- Set your ask price 3% to 5% above your honest accept target.
- Get a precise valuation from an advisor before listing to sanity-check your number against current sentiment and project-specific dynamics.
What drives property sale value in Singapore
If you are a seller trying to price your unit, the biggest levers are not always the ones you would expect. Here are the factors that move the number meaningfully.
Location and accessibility
For private condos, the gap between Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR) is significant. A 1,000 sqft unit in District 9 transacts at roughly 60% to 80% higher psf than the same unit in District 23. For HDB flats, the gap between central mature towns like Bishan or Queenstown and further-out estates like Choa Chu Kang or Sembawang follows the same pattern, just compressed. MRT proximity within 5 to 8 minutes' walk consistently adds a premium.
Size and layout efficiency
Total sale price scales with size, but psf does not. Smaller units (one and two bedroom) command higher psf rates because the absolute price stays within reach of a wider buyer pool. Very large units (2,500+ sqft for condos, executive-sized HDB) often see psf rates soften because absolute prices exclude many buyers. CheckMyValue reads the psf for your size band directly from the caveats, so this effect is already in the number.
Tenure
Freehold and 999-year units carry a premium over 99-year leasehold in the same district, typically 10% to 20% for resale condos, wider for landed. CheckMyValue splits the district caveats by tenure when there are enough transactions to do so.
Floor level, view, and stack
For high-floor units with unblocked views, the premium can be 5% to 10% over mid-floor units in the same stack. Ground-floor and very low floors often see a discount. Stack orientation matters too: north-south facing units typically transact better than east-west due to sun exposure.
Condition and renovation
A recently renovated unit can fetch 5% to 10% above a similar tired unit. The premium narrows for buyers who plan to gut and redo anyway, so renovation works best when it is move-in ready and aligned with current taste.
Project-level comparables
The single most important benchmark is recent transactions in your own project. If five comparable units sold at S$1,650 psf in the last 6 months, that becomes the de facto market. Pricing 8% to 10% above the latest signed transaction is the fastest way to lose viewing momentum.
Pricing strategy: ask vs accept
The convention in Singapore is to list slightly above your target accept price, leaving room for buyers to negotiate down. A typical buffer is 3% to 5% above your honest target. List too high and serious buyers skip the viewing. List at floor and you have no negotiation room.
If your target accept price is S$1.8 million, a S$1.85 million ask is sensible. A S$2.0 million ask signals you are not serious about selling.
What to do after CheckMyValue gives you a range
- Pull up the last 6 months of signed transactions for your project on URA Realis (private) or HDB Resale Portal (public). Stick close to those numbers.
- Walk through the live listings on PropertyGuru, 99.co, and EdgeProp for comparable stacks. See what the competition is asking.
- Set your ask price 3% to 5% above your honest target.
- Get a formal bank valuation if you need to know the exact loan amount buyers can secure. This affects how easily your listing transacts.
- Decide your minimum acceptable offer before viewings start. Emotion creeps in fast once offers come in.
- Talk to an advisor to sanity-check your number and marketing strategy before going live.
Frequently asked questions
How accurate is CheckMyValue?
The range starts from actual transacted prices: the 12-month median for your HDB town and flat type, or the 12-month median psf of URA caveats for your district, size band and tenure. It then adjusts for floor, condition and age, and tells you how many transactions sit behind the figure. It cannot see your specific project's latest comparables, your renovation level, or your view. Treat the range as a grounded starting point and talk to an advisor before pricing.
How is the sale value calculated?
HDB: median price of resale flats registered with HDB in the last 12 months for your town and flat type, adjusted for floor, age and condition. Condo and apartment: median transacted psf from URA caveats in your district over the last 12 months, refined by size band and tenure, multiplied by your unit size, then adjusted for floor, condition, age and bedroom count. Landed: median price per square foot of land from URA caveats for your district and house type, multiplied by land area. Data refreshes monthly.
What is the difference between bank valuation and indicative valuation?
An indicative valuation gives a quick price range based on benchmarks. A bank valuation is a formal valuation commissioned by a bank for loan purposes, typically once a buyer applies for a mortgage. The bank valuation determines the loan amount, while the indicative valuation guides your asking and listing strategy.
Why is my number different from what my neighbour's unit fetched?
Two units in the same project can transact at materially different prices based on floor, condition, view, stack, layout, and timing. The estimator gives you the central case for your inputs, not a unit-specific guarantee.
Do I need to pay tax when I sell my property?
Capital gains from selling residential property are not taxed in Singapore. However, Seller's Stamp Duty (SSD) applies if you sell within the holding period. For residential properties purchased on or after 4 July 2025, the holding period is 4 years, with rates of 16% (sold within year 1), 12% (year 2), 8% (year 3) and 4% (year 4). Properties purchased before 4 July 2025 remain on the older 3-year schedule of 12%, 8% and 4%. Owner-occupiers selling beyond their SSD window typically have no additional tax implications. Check the IRAS SSD page for your exact liability.
How do I find recent transaction prices for my property?
For private residential, use the URA Realis system or URA Private Residential Property Transactions page. For HDB flats, use the HDB Resale Flat Prices portal. Both show actual transacted prices in your specific project or block over recent quarters.
What is a good asking price strategy in Singapore?
List 3% to 5% above your honest target accept price to leave room for negotiation. Pricing 8% to 10% above the last comparable transaction in your project typically loses you viewing momentum. Pricing at your floor leaves no negotiation buffer.
How long does it take to sell a property in Singapore?
For correctly priced HDB resale flats in good condition, 4 to 8 weeks to secure an offer is typical. For private condos, 6 to 12 weeks. Landed properties usually take 3 to 6 months. Completion after offer acceptance typically takes 8 to 12 weeks.
Is CheckMyValue free to use?
Yes, CheckMyValue is a free tool by PropertyNet.SG. There is no obligation to engage us for selling services after using the tool.
Can I use CheckMyValue for commercial property?
No, CheckMyValue is calibrated for residential property only (HDB, private condos, and landed homes). For commercial property in Singapore, refer to PropertyNet.SG's Commercial Benchmark tool or speak to an advisor.
Should I sell now or wait?
Depends on your reason for selling, the supply pipeline in your area, the URA Property Price Index trend, and current cooling measures. Talk to an advisor who can assess your specific project and timing.
Related tools and guides
If you are exploring Singapore property as a buyer, seller, or landlord, these are the other free tools and guides on PropertyNet.SG that pair naturally with CheckMyValue.
- CheckMyRent: estimate the monthly rental value of your property in Singapore.
- Singapore Landlord's Guide: the complete guide to renting out your property.
- Affordability Calculator: work out how much property you can afford.
- Condo Benchmark: per-project transacted price benchmarks across Singapore condos.
- Latest Mortgage Rates: current bank loan rates across Singapore.
- Property Insights: market commentary, buyer and seller guides, project reviews.
Sources and data references
CheckMyValue reads its base figures directly from these public datasets, refreshed monthly. For the most current data, refer directly to these portals.
- Urban Redevelopment Authority (URA): Private Residential Property Transactions (caveats, via the URA Data Service), Property Price Index, rental medians.
- Housing & Development Board (HDB): Resale flat prices based on registration date (via data.gov.sg), Resale Price Index, rental transactions.
- Inland Revenue Authority of Singapore (IRAS): Seller's Stamp Duty (SSD), Buyer's Stamp Duty (BSD), Additional Buyer's Stamp Duty (ABSD), property tax bands.
- Monetary Authority of Singapore (MAS): Total Debt Servicing Ratio (TDSR), Mortgage Servicing Ratio (MSR), Loan-to-Value (LTV) limits.