About the data
SG House Hunter shows records of real private home sales and leases in Singapore, so you can judge prices and rents before you view, offer or negotiate.
Where it comes from
Sales: URA Data Service, private residential transactions. URA builds these from caveats that buyers lodge; it serves the last five years, and we keep older records as they roll off.
Rents: URA Data Service, private residential lease contracts (with bedrooms and size bands) and URA's median rent per square foot by project.
Nearby places: MRT/LRT exits (LTA), hawker centres (NEA), parks and playgrounds (NParks), childcare centres (ECDA), schools (MOE), supermarkets (SFA), sports centres (SportSG) and community clubs (PA), all from data.gov.sg. Area boundaries are URA's Master Plan 2025 planning areas.
New launches and upcoming supply: URA Data Service. Monthly developer sales say how many homes each new project launched and sold and at what price psf; the pipeline lists private homes approved but not yet completed. URA leaves the expected completion year blank for most pipeline projects, and we show that gap rather than hiding it.
Commute times: OneMap's public transport routing, door to door to Raffles Place leaving at 08:30 on a weekday, including walking and waiting. Stored per development and refreshed occasionally, since the transit network changes rarely.
Stamp duty and loan rules: IRAS and MAS. Every rate the calculators use lives in one file with a link to its source and the date we last checked it, shown next to each result.
HDB flats: HDB's own records, via data.gov.sg. Resale prices are registered transactions from March 2012 onwards, though only those from 2015 carry a remaining lease; rentals are whole flats an owner was approved to rent out, from January 2021, declared by the owner and not verified by HDB. Blocks, storeys, unit mix and completion years come from HDB Property Information, and the long-run trend from the HDB Resale Price Index. HDB never publishes the unit, only the block, the flat type and a three-floor band.
Locations: URA coordinates where given. For projects without them (mostly new launches and landed streets) we look up the location with OneMap; street-level locations are marked as approximate.
How to read the numbers
- These are past transactions, not listings or valuations. Asking prices can differ.
- Medians are used instead of averages, so one unusual sale doesn't distort the picture.
- For landed homes, URA reports land area, so psf is land-based. Compare landed with landed only.
- Floors come in bands of five and rental sizes in bands, to protect owners' and tenants' privacy.
- Recent months can grow as late caveats and lease reports arrive.
- Gross yield is an estimate before costs. Calculators and estimates are not financial advice.
- Distances are straight-line. Check MOE's official tool for primary school distances for your exact address.
- Commute times are one weekday-morning journey, not an average. They shift with service frequency, and how fast you walk at either end.
- Price and rent checks need at least five comparable deals. Below that they say so rather than showing a range built on two sales.
- The calculators use published rates, but your bank, your lawyer and IRAS decide what you actually pay. Nothing here is financial advice.
Glossary
- psf
- Price per square foot: the price divided by the floor area. It lets you compare homes of different sizes.
- Land-based psf
- For landed homes, URA records the land area, not the floor area, so this psf is price ÷ land size. Don't compare it with condo psf.
- Median
- The middle value when all prices are lined up. Unlike an average, a few very expensive units don't pull it up.
- Typical range
- The middle half of results (25th to 75th percentile). A quarter of units were cheaper and a quarter were more expensive.
- CCR
- Core Central Region: prime areas covering postal districts 9, 10 and 11, the Downtown Core and Sentosa.
- RCR
- Rest of Central Region: the city fringe between the prime core and the suburbs, e.g. Queenstown, Novena, Geylang.
- OCR
- Outside Central Region: suburban areas such as Tampines, Jurong, Punggol and Woodlands. Usually the most affordable.
- Market segment
- URA groups private homes into three regions: CCR (prime), RCR (city fringe) and OCR (suburbs).
- Postal district
- Singapore's 28 postal districts (D01–D28), often used by property agents. Each covers a few neighbourhoods.
- Planning area
- One of the 55 neighbourhoods URA uses for town planning, e.g. Bishan, Queenstown, Tampines.
- New sale
- Bought directly from the developer, usually before or during construction.
- Resale
- Bought from a previous owner after the project is completed.
- Sub-sale
- Sold by a buyer before the project is legally completed, i.e. the original buyer resells before completion.
- Freehold
- You own the property with no lease end date. 999-year leases are usually treated the same way.
- Leasehold
- You own the property for a fixed term (most often 99 years) from the lease start date. Value tends to fall as the remaining lease gets short.
- Remaining lease
- Years left on the land lease: lease start year + lease length − this year. Shorter leases can affect bank loans, CPF use and resale value.
- Executive condominium (EC)
- A condo built by private developers with government support, sold with eligibility rules and a minimum occupation period. It becomes fully private after 10 years.
- TOP
- Temporary Occupation Permit: issued when a new building is safe to live in, so owners can collect keys.
- Floor band
- URA reports floors in bands of five (e.g. 06–10) to protect owners' privacy, so exact floors aren't shown.
- Caveat
- A legal notice a buyer lodges to protect their purchase. URA's sale records come from caveats, so a few sales that were never lodged are missing.
- Gross rental yield
- A year's rent divided by the purchase price, before costs like maintenance, tax, agent fees and vacancy. Here it's estimated as 12 × URA's median rent psf ÷ the median sale psf.
- Liquidity
- How often homes in a project change hands. More sales usually means it's easier to sell and to judge a fair price.
- Past rents
- These are lease contracts that were actually signed and reported, not units currently available to rent.
- Size band
- URA reports rental unit sizes as ranges (e.g. 700–800 sqft), not exact sizes.
- ABSD
- Additional Buyer's Stamp Duty: an extra tax that depends on your residency status and how many homes you own. See IRAS for current rates.
- BSD
- Buyer's Stamp Duty: a tax every buyer pays on the purchase price, charged in tiers. See IRAS for current rates.
- TDSR
- Total Debt Servicing Ratio: a Monetary Authority of Singapore (MAS) limit on how much of your monthly income can go to all loan repayments.
- LTV
- Loan-to-Value limit: the maximum loan as a share of the price or valuation. It depends on your age, loan tenure and existing loans.
- En bloc
- A collective sale where owners sell the whole development together, usually to a developer who rebuilds it.
- Stamp duty on a lease
- A tax on the tenancy agreement, normally paid by the tenant within 14 days of signing. It is 0.4% of the rent over the term, and leases longer than four years are charged as if they ran exactly four.
- Diplomatic clause
- A clause letting a tenant end a lease early if they have to leave Singapore, usually after twelve months of a two-year lease with two months' notice.
- Security deposit
- Held by the landlord until the lease ends and returned if there is no damage or breach. The convention is one month's rent for each year of the lease.
- MSR
- Mortgage Servicing Ratio: a 30% cap on the share of your income that can go to a home loan. It applies to HDB flats and to ECs bought from the developer, not to other private homes.
- Stress-test rate
- When banks check whether you can afford a loan, they must use an interest rate floor set by MAS rather than the rate you are actually offered, so the loan still works if rates rise.
- Comparable
- A past sale or lease of a similar home used to judge what another is worth: same project where possible, similar size, and recent.
- Percentile
- Where a figure sits in a ranked list. At the 80th percentile, 80% of the comparable deals were cheaper and 20% dearer.
- Developer sales
- Homes sold by the developer in a new project, reported to URA every month with how many units were launched and sold and at what price psf.
- Pipeline
- Private homes that have planning approval but are not finished yet. They show how much new supply is due in an area, though URA has not set a completion year for most of them.
- Commute to the CBD
- Door-to-door public transport time to Raffles Place leaving at 08:30 on a weekday, including walking and waiting, from OneMap's routing service.
- MRT distance
- Straight-line distance to the nearest MRT/LRT exit. Actual walking routes are usually longer.
- Flat type
- How HDB sizes a flat, by the number of rooms: a 4-room flat has three bedrooms and a living room, around 90 sqm. Executive flats are the largest.
- Flat model
- HDB's design for a flat, such as Model A, Improved or Maisonette. The model affects the layout and the size, so it affects the price too.
- Storey range
- HDB publishes the floor as a band of three, like 10 to 12, rather than the exact floor, so a flat cannot be identified from the records.
- HDB estate
- A named HDB development, such as Pinnacle@Duxton, covering several blocks built together. Older blocks were never named and are known by their street.
- 99-year lease
- Every HDB flat is sold on a 99-year lease from the year the block was built. When it runs out the flat returns to the state, so an older flat has less lease to sell on.
- Lease and your loan
- You can use CPF in full only if the lease covers the youngest buyer to age 95; below that CPF use is cut, and below 20 years there is none. HDB will not lend on a lease under 20 years, and banks lend less as it shortens.
- Lease decay
- The tendency for a flat to be worth less as its lease runs down, sharply so once buyers start to hit CPF and loan limits.
- Minimum Occupation Period
- How long you must live in a flat before you may sell it or rent the whole flat out: five years for most flats, ten for Plus and Prime flats.
- Plus and Prime flats
- Newer HDB categories in choicer locations. They carry a ten-year occupation period, a subsidy to repay when you sell, and limits on renting the whole flat out.
- HDB loan
- A housing loan from HDB rather than a bank, at a rate pegged just above the CPF interest rate. It has an income ceiling and its own limits on how much you can borrow.
- Resale levy
- A fixed amount payable when you buy a second subsidised flat, so the same household does not receive the housing subsidy twice.
- Million-dollar flat
- A resale flat that sold for $1 million or more. Still a small share of sales, concentrated in central towns and in large or high-floor flats.
- Whole-flat rental
- An owner renting out an entire HDB flat with HDB's approval. The rent is declared by the owner and HDB does not verify it. Room rentals are not published.