How PropKaki estimates your HDB flat’s indicative value
PropKaki PIE gives HDB flat owners an indicative resale price range based on recent registered transactions in the same town, filtered by flat type, floor area, and storey range, with a lease decay adjustment applied to account for remaining lease differences. It is not a formal valuation, but it helps owners understand a realistic market range before speaking to a CEA-registered agent.
PropKaki’s Price Indication Engine (PIE) compares your HDB flat against recent registered resale transactions in the same town, matching on flat type, floor area, and storey range. It returns an indicative resale price range — not a formal valuation — based on what comparable flats have actually transacted for.
HDB resale prices vary significantly by remaining lease. A flat with 60 years remaining attracts a smaller buyer pool (CPF usage and HDB loan eligibility are restricted) than one with 90 years. PIE adjusts each comparable’s PSF to account for lease differences using PropKaki’s lease decay model — it does not filter out comparables on lease, but re-weights their contribution to reflect what the market pays for different lease profiles. The result also does not account for renovation, which can add S$30,000–S$150,000 or more to a transacted price.
How to use this tool
- Enter your postal code — PropKaki looks up your address and auto-fills as many fields as possible from government records.
- Review and complete your property details — check the auto-filled fields and fill in any remaining ones.
- Get your indicative range — PropKaki returns a price range and confidence tier based on comparable transactions.
- Speak to an agent (optional) — request a free, no-obligation assessment from a CEA-registered agent on PropKaki’s network.
What affects your HDB flat’s resale value?
- Remaining lease — the single biggest factor for older flats. Buyers using CPF or HDB loans face restrictions below certain lease thresholds.
- Floor level — higher floors typically transact at a premium, particularly for flats with unobstructed views.
- Town and location — proximity to MRT stations, schools, and amenities drives significant variation within the same flat type.
- Flat type and floor area — size matters, but so does layout. Some buyers pay a premium for efficient floor plans.
- Renovation condition — not captured in URA or HDB records, but a well-renovated flat can transact S$30,000–S$150,000 above bare market range.
Common questions
- What is PropKaki PIE?
- PropKaki PIE (Price Indication Engine) is a free tool that gives Singapore homeowners an indicative resale price range for their HDB flat, condominium, or landed property. It uses recent comparable HDB and URA-registered resale transactions filtered by property type, location, size, and floor level.
- How does PropKaki calculate the indicative price range for my HDB flat?
- PIE searches for recent HDB resale transactions in the same town with the same flat type, similar floor area, and similar storey range. It then adjusts each comparable's PSF to account for lease differences using PropKaki's lease decay model — a flat with fewer remaining years is expected to attract a lower price. The resulting adjusted PSF range is applied to your floor area.
- Is this an official property valuation?
- No. PropKaki PIE is an indicative price range tool, not a formal property valuation. PropKaki is not a licensed valuer under Singapore's Appraisers Act. For a formal valuation — required for bank loans and CPF usage — engage a licensed valuer.
- What data sources does PropKaki use for HDB resale prices?
- HDB resale prices come from HDB's published transaction records, made available via data.gov.sg. All data is government-sourced and updated as new records are published, typically monthly.
- How does remaining lease affect my HDB flat's indicative value?
- Remaining lease is a significant factor. Buyers using CPF face restrictions if the flat's remaining lease cannot cover the youngest buyer to age 95. HDB loans are also subject to minimum lease thresholds. PIE's lease decay model adjusts comparable PSFs to reflect these market effects — it does not exclude comparables on lease, but re-weights them to reflect what the market pays for different lease profiles.
- How accurate is the price indication?
- Accuracy depends on comparable transaction volume. Results carry a confidence tier — HIGH (many recent comparables), MODERATE (limited comparables), or LOW (very few). When data is insufficient, the tool shows an insufficient data result rather than an unreliable range.
- Is there a fee to use PropKaki PIE?
- No. PropKaki PIE is completely free to use. No account is required.
- What happens after I get my indicative range?
- You can request a free, no-obligation assessment from a CEA-registered agent on PropKaki's network who will provide a more detailed, property-specific review.
Data sources: HDB resale records (HDB), private residential and landed transactions (URA Realis), land area (SLA cadastral). Refreshed monthly as new government records are made available. Not a formal valuation. PropKaki is not a licensed valuer under Singapore’s Appraisers Act.