Every PropertyNet.SG home valuation report shows its workings: the exact comparable sales used, the adjustments made, three independent cross-checks, and a live-market test. If the three checks disagree by more than 5%, the report says so and explains why (PropertyNet.SG Valuation Model, Sep 2026).
A valuation is only useful if you can see how it was built. This page sets out the method behind every home valuation report we prepare, from a 2-bedroom resale in Queenstown to a freehold penthouse in Bukit Timah. The same five steps apply every time. What changes is how much evidence each unit has, and the report is honest about that.
The five steps
- Start from the unit, not the project.We identify the exact layout: floor area, bedroom count, stack, floor level, facing, tenure and any special features such as a roof terrace or private enclosed space. A project average blends studios with four-bedders and low floors with high floors, so it is the last thing we look at, not the first.
- Find same-layout comparables in URA caveat records.We pull every caveat in the project for the last 12 to 18 months and keep the sales of the same layout, or the closest size band. Sales in the owner's own stack carry the most weight because they share the facing, the view and the floor plate. Where the project has fewer than three same-layout sales in the window, we widen to 24 months or to the same layout in the nearest comparable project, and the report says which.
- Adjust for floor, time and size.Floor and stack differences are adjusted using the project's own evidence, not a generic rule of thumb. Time is adjusted using the trend in the project's psf over the window. Size is the adjustment most often done badly: large units and penthouses trade at a lower psf than the standard 3- and 4-bedders in the same project, and that discount is calibrated from the project's own history rather than assumed. If penthouses in a project have historically sold 15 to 20% below the 4-bedroom psf, that is the gap we apply today.
- Run three independent cross-checks.Every report shows at least three routes to the number: the adjusted comparables, a project-average route with the size and floor adjustment applied, and a rental yield check (what the unit rents for, capitalised at the gross yield large or small units in that corridor actually trade at). When one route sits far from the others, we say which one we trust and why, instead of averaging the disagreement away.
- Apply the live-market test.The model is checked against what is happening now: what comparable units are asking, how long they have been marketed, and whether the unit itself has already been on the market. A price that has drawn viewings but no offers for months is a ceiling, whatever the model produces. This step is where most portal estimates fail, because they are calculated without looking at what buyers are actually doing.
What the report gives you
A point estimate and a likely range. The range narrows when there is plenty of recent same-layout evidence and widens for rare units. Alongside the estimate, every report shows the comparable sales used with floor level and date, the owner's own purchase price and paper gain, the project's resale profitability record, a proceeds table after stamp duty and selling costs, a hold-and-rent alternative with net yield, and a pricing plan with a recommended listing price, a target and a walk-away floor. The plan is where the valuation becomes useful: a number without a strategy is just a number.
| Evidence available | Range width | Typical case |
|---|---|---|
| 6 or more same-layout sales in 12 months, including own stack | About 2% either side | Standard 2- and 3-bedders in large projects |
| 3 to 5 same-layout sales in 18 months | About 3 to 4% either side | 4-bedders, smaller projects |
| Fewer than 3, or no same-layout sale in 24 months | 5% or more either side, stated plainly | Penthouses, ground-floor units with PES, unusual layouts |
What it is not
It is not a bank valuation. A licensed valuer's report is what your lender uses, and if you are refinancing or your buyer is taking a loan, that is the number that matters for financing. Our estimate is an indicative market value built to help you decide whether to sell, at what price, and with what plan. The two usually land close together, and when they do not, the difference is usually the live-market test: a valuer prices on caveats, we also price on what buyers are doing this month.
It is also not a prediction. The estimate is what the evidence supports today. When we think a unit is more likely to rise or fall over the next year we say so in the report, with the reason, but we do not dress that opinion up as a number.
Where the data comes from
Transaction and rental records come from URA caveat data and the URA Data Service. HDB resale prices come from HDB via data.gov.sg. Stamp duty, ABSD and SSD rules come from IRAS, and financing limits from MAS. Every report states its data date on every page, and the free CheckMyValue tool on this site uses the same URA and HDB feeds, refreshed monthly. For more on how we score new launches and correct our mistakes, see the main methodology page.
Common questions
Is a PropertyNet.SG valuation the same as a bank valuation?
No. A bank valuation is prepared by a licensed valuer for financing and is what your lender will use. Ours is an indicative market value built from URA caveat records to help you decide whether and how to sell. For a loan you need the licensed valuation.
Why does the estimate come with a range?
Because comparable sales are never identical to your unit. The range shows how far the evidence stretches: narrow when there are many recent same-layout sales, wider when the unit is rare.
Why weight one recent sale above a project average?
A sale of your exact layout in your own stack in the last few months tells you far more about your unit than an average that blends every unit type and floor. We start from the closest evidence and widen the net only when we have to.
What is the live-market test?
Before settling on a number we check what comparable units are asking today and how long they have been marketed. If similar units have sat at a price for months without an offer, that price is a ceiling. If the unit itself has been marketed, its own history is the strongest evidence of all.
Run your own numbers: try the Intrinsic Value Tool to check whether an asking price is fair (free, no sign-up).