Questions, answered

HDB resale transactions come from data.gov.sg under the Singapore Open Data Licence. Private property transactions come from the URA Data Service. Both are the records of sales that actually completed and were registered — not asking prices, and not listings.

Land use and zoning come from URA’s Master Plan layers, and median rents come from HDB’s quarterly rental series. Nothing on the site is scraped from a property portal, and no agent submits anything to us.

The exact cutoff is printed in the footer of every page, separately for HDB and for private property, along with the date the dataset was last refreshed. It is shown rather than buried because an aggregate of official records looks equally authoritative whether it is a month old or three years old.

There is a natural lag: a sale appears in the official record after it is registered, so the most recent full month is normally the freshest data anyone has, including the portals.

New launch transactions are covered for private projects — where a project has both new sale and resale activity, the two are read separately, because new-launch pricing routinely sits above resale in the same development and blending them would flatter the resale figure.

BTO is not covered. A BTO price is set by HDB rather than discovered in a market, so there is no transaction history to analyse and no comparable to score an asking price against.

Because the most recent comparable sale is more than three years old. Some blocks have a flat type that last changed hands in 2013, and a 2013 median says more about when those sales happened than about what the place is worth now.

In that case the price read is withheld entirely rather than shown with a caveat beside it. A number on screen gets read and acted on regardless of the note next to it. Everything else about the property — the lease, the CPF position, what is zoned nearby, the schools in range — is still scored.

Each property is scored out of 100. A score of 72 or above is a view — worth spending a Saturday on. Below 45 is a reject. Everything in between is a consider.

A property is also rejected outright, at any score, if it carries a critical concern — something that would undo the purchase rather than merely count against it, such as being unable to use CPF at all on the lease remaining. The concern that triggered the rejection is named as the reason, so a reject is never just a low number.

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The asking price you enter is converted to a price per square foot and compared against the median psf of comparable transactions — for an HDB flat, the same flat type in the same block; for a condo, resale units of the same type in the same project, over the last 12 months where there is enough activity.

Where the block or project has a measurable floor premium, the median is adjusted toward the floor your unit sits on before the comparison is made, so a high-floor unit is not judged against ground-floor sales. The page always names what the comparison was made against and how many sales are behind it.

Primary schools are scored only for a household with children. Distance decides P1 registration priority, which makes it one of the few facts about an address that is directly actionable — but only for someone it applies to. Telling a couple with no children about P1 bands is noise, so it is left out.

When it does apply, the two registration bands are reported as they work in practice: schools within 1km sit in the top priority band, schools between 1km and 2km in the next, and an address with nothing inside 2km gets no distance priority anywhere.

URA’s Master Plan land use layers are measured against every block and project — roughly 113,000 plots reduced to the ~25,000 that a buyer would actually care about, then checked within 500m and again further out.

That covers both directions: a park or a reserve site counts in a property’s favour, heavy industry counts against it, and land rezoned for future residential use is flagged as coming supply rather than as good or bad. Where a plot was rezoned, what it used to be is reported too.

Three rules, applied in order. If the remaining lease is under 20 years, no CPF may be used at all. If the lease covers the youngest buyer to age 95, full CPF may be used, up to the Valuation Limit. Otherwise it is pro-rated — the usable share is the remaining lease divided by the years between the youngest buyer’s age and 95.

This is why the shortlist asks for the buyer’s age. The same flat is a full-CPF purchase for a 30-year-old and a pro-rated one for a 55-year-old, and where a block is close to that boundary the site says how many years away the next age band is from losing full CPF.

Because they are not interchangeable, and the difference decides whether a purchase can complete. Additional Buyer’s Stamp Duty is payable in cash, so a buyer with a healthy CPF Ordinary Account and thin savings can pass every affordability ratio and still be unable to close.

A CPF balance is also not automatically reachable — on a short lease it is pro-rated or unusable, so the money exists and cannot be spent on that flat. Every cost is therefore shown against the pocket it actually comes out of, and any shortfall is named in the currency you would need to find it in.

Every policy figure — BSD and ABSD bands, loan-to-value limits, TDSR and MSR ceilings, the MAS stress-test floor rate, property tax rates — is held in one file with its effective date, and the site notes the recent rule changes that moved them.

These are rules rather than estimates, so they cannot be wrong the way a valuation can be, but they can go out of date the day a policy changes. Confirm anything material with HDB, CPF Board or IRAS before you act on it.

There is no signup and no account. Your shortlist, your household details and your finances are kept in your own browser’s local storage, on your device.

Scoring runs on the server, so the details you enter are sent there to be scored and the result is sent back. They are held only for the length of that request — nothing is written to a database, attached to a profile, or passed to an agent, a bank or a portal. Clearing your browser storage deletes your shortlist, and there is no copy of it anywhere else.

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No. PropertyGenie is not affiliated with HDB, URA, CPF Board or any government agency, and nothing here is financial, legal or tax advice. The figures are estimates for planning purposes.

What the site is good for is narrowing a list before you spend weekends viewing, and knowing which questions to put to an agent, a banker or a conveyancing lawyer. A valuation built from comparable sales cannot see the inside of a unit, a renovation, a noisy neighbour or a seller in a hurry. Confirm anything material with the relevant authority or a qualified professional before you act on it.