Your Home's Value is Publicly Available in Singapore (2026)

Singapore’s property market stands out for its transparency, with government portals and public records providing comprehensive transaction data. Homeowners no longer need to guess their property’s value—they can access real-time information on comparable sales, official valuations, and market trends. This accessibility empowers residents to understand their property’s position in the current market and make strategic decisions whether selling, refinancing, or simply monitoring their investment.

Utilizing Public Caveat Data to Compare Recent Sale Prices

Caveat lodgements are legal notices filed when a property transaction is in progress, and this data becomes publicly accessible in Singapore. By examining caveat records, homeowners can identify recent sale prices of similar units within their neighborhood or development. This information reveals what buyers are willing to pay for comparable properties, offering a practical benchmark for valuation. To use this data effectively, focus on units with similar floor areas, facing directions, and floor levels. Recent transactions—ideally within the past three to six months—provide the most accurate reflection of current buyer demand. Caveat data is particularly useful for private properties, where transaction volumes and price variations can be significant.

Understanding How Recent Property Cooling Measures Affect Valuation

Singapore’s government regularly implements cooling measures to manage property prices and maintain market stability. These measures, including Additional Buyer’s Stamp Duty (ABSD) adjustments, loan-to-value (LTV) ratio changes, and Total Debt Servicing Ratio (TDSR) frameworks, directly impact buyer demand and property valuations. For HDB flats, the 99-year lease decay factor becomes increasingly relevant as properties age. Flats with remaining leases below 60 years may face valuation challenges, particularly if buyers require CPF usage or bank financing. In 2026, understanding how your specific block or district is affected by these measures is crucial. Properties in mature estates with shorter remaining leases may experience different valuation pressures compared to newer developments. District-specific factors, such as proximity to MRT stations, schools, and amenities, also influence how cooling measures impact individual property values.

The Crucial Differences Between Online Bank Valuations and Formal Appraisals

Many Singaporean banks offer automated online valuation tools that provide instant estimates based on transaction data and algorithms. While convenient, these automated valuations have limitations. They typically rely on historical data and may not account for unique property features, recent renovations, or specific unit conditions. Online bank valuations serve as useful preliminary indicators but should not be treated as definitive assessments. A formal property appraisal conducted by a certified Singaporean valuer involves a physical inspection and detailed analysis. Professional valuers consider factors such as the property’s condition, view, orientation, nearby developments, and market sentiment. They also account for intangible elements like building management quality and neighborhood characteristics. For significant financial decisions—such as selling, estate planning, or legal matters—a formal appraisal provides the accuracy and credibility that automated tools cannot match. The cost of a professional valuation typically ranges from SGD 150 to SGD 500, depending on property type and complexity.

Navigating the Official URA and HDB Resale Portals

The Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) maintain comprehensive online portals that provide free access to transaction records. The URA REALIS portal offers detailed data on private property transactions, including condominiums, landed homes, and commercial properties. Users can search by district, project name, or street, and view transaction prices, dates, unit sizes, and floor levels. For public housing, the HDB Resale Portal displays flat transactions with similar granularity. Both portals are updated regularly, ensuring that the information reflects current market conditions in 2026. To maximize the value of these resources, homeowners should compare multiple transactions across different time periods to identify trends. Look for patterns in pricing, transaction volumes, and time-on-market to gauge buyer demand. These official portals eliminate the need for third-party data providers and offer the most reliable information for property valuation in Singapore.

Accessing and interpreting publicly available property data requires some familiarity with Singapore’s real estate landscape, but the transparency of these resources makes it achievable for most homeowners. By combining caveat data, official portal information, and professional appraisals when necessary, property owners can develop a comprehensive understanding of their home’s value. This knowledge is particularly valuable in a market influenced by government policies, lease decay considerations, and evolving buyer preferences.

Making Informed Decisions with Public Property Data

The availability of transparent property data in Singapore empowers homeowners to take control of their real estate decisions. Whether you are considering selling, refinancing, or simply monitoring your investment, leveraging public resources ensures you have accurate, up-to-date information. Understanding the nuances of different valuation methods—from automated bank estimates to formal appraisals—helps you choose the right approach for your specific needs. As the property market continues to evolve in 2026, staying informed through official portals and public records remains the most reliable way to gauge your home’s true value in Singapore’s dynamic real estate environment.