How we calculate

Prices

Every price figure is a median of recorded sales, so a few unusual sales cannot pull it far.

Price per square foot is the sale price divided by the floor area (square metres x 10.7639). "Latest" means the last 3 complete months; we compare it with the 3 months before and the same months a year earlier. A change within ±1% is called steady. With fewer than 30 sales we do not call a direction.

Like-for-like

A simple median can move just because different flats sold. Like-for-like removes that.

We split sales into cells of the same flat type, remaining-lease band (under 60 years left, 60-79 years left, 80+ years left) and storey band (storeys 1-6, storeys 7-15, storeys 16-30, storeys 31+), take each cell's median change, and average the changes weighted by this period's sales. Cells need at least 5 sales in both periods.

Priced below similar homes

We only call a sale "below similar homes" when there is a solid comparison.

Similar means the same town and flat type, the same storey band, the same 5-year band of remaining lease, a floor area within 15%, sold in the 12 months before. We need at least 15 such sales, show gaps of 15% or more, and leave out gaps beyond 40%, which are usually data problems or special cases. Records cannot show condition, renovation, view or how quickly a seller needed to sell.

Records

A new high is the highest price per sq ft for a town and flat type. It counts only after 50 earlier sales; a jump of more than 25% above the old high is checked by hand before we publish it.

Rents and yields

Gross yield = twelve months of median rent divided by the typical price, before costs, tax and vacancy. HDB rents come from rental approvals; private rents from URA contracts, whose floor areas are published as bands (we use each band's middle).

Minimum occupation period

We estimate the flats reaching their 5-year minimum occupation period from each block's completion year. Actual dates depend on key collection, and flats sold from October 2024 under the Plus and Prime models have 10 years.