How is an HDB flat valued?

A licensed valuer assigned by HDB inspects the flat and benchmarks it against recent transactions of comparable flats, adjusted for storey, size, condition, and remaining lease. The buyer requests it after the option is granted, for a fee.

Can I get an official valuation before selling?

No. HDB only accepts a valuation request from a buyer with a granted option. Sellers price from recent transactions instead, which is the same evidence the valuer will use.

How do I estimate my HDB flat’s value for free?

Take your block’s transactions for the past 12 months in your flat type, note the price per square foot around your storey band, and multiply by your floor area. Adjust up for high floor, corner units, or recent renovation, down for low floor or short remaining lease.

Why did my neighbour’s flat sell above valuation?

The valuation reflects comparable evidence, but a specific buyer may pay above it for a specific unit, that gap being COV paid in cash. Well-renovated or high-floor units in blocks with thin supply attract COV most often.

Does remaining lease affect valuation?

Strongly. Two identical flats with 60 versus 90 years remaining can differ by six figures, and financing restrictions tighten for older leases, which feeds back into what buyers can pay.

Guide · 5 min read · updated 2026-08

HDB valuation, demystified

How HDB values a flat, why the number stays hidden until after OTP, and how to estimate yours from block history.

Who values your flat, and when

There is no standing official price for your flat. The valuation only comes into existence mid-transaction: buyer and seller agree on a price, the option is granted, and then the buyer pays HDB to send a licensed valuer. The number that comes back decides how much loan and CPF the deal can carry. Anything above it is COV, paid in cash.

Sellers never see an official valuation of their own flat before listing. That asymmetry shapes the whole market: both sides negotiate off recent transactions, then find out afterwards how right they were.

What the valuer actually looks at

Valuers work from comparables: recent sales of similar flats, weighted heavily toward your own block and immediate neighbours. Then they adjust. Storey matters, a twelfth-floor unit prices above a second-floor twin. Remaining lease matters more than most owners expect. Condition and renovation move the number modestly. View and corner position, a little.

Notice what this means: the inputs are public. The same transaction record the valuer reads is the one published by HDB, and it is on this site, per block, back to 1990.

Estimate yours in five minutes

Find your block, filter mentally to your flat type, and read the last year of sales. Take the psf around your storey band, multiply by your floor area, then nudge for lease and condition. That number will usually land within a few percent of what a valuer concludes, because you both used the same evidence.

Start here: find your block. Each block page shows every recorded sale with psf, the 12-month median, and price trends. Then set an owner beep: each future sale in your block arrives in your inbox with the comparison already done, so your estimate never goes stale. Thinking of selling and want a human read on your number? Reply to any beep.

Questions & answers

How is an HDB flat valued?: A licensed valuer assigned by HDB inspects the flat and benchmarks it against recent transactions of comparable flats, adjusted for storey, size, condition, and remaining lease. The buyer requests it after the option is granted, for a fee.
Can I get an official valuation before selling?: No. HDB only accepts a valuation request from a buyer with a granted option. Sellers price from recent transactions instead, which is the same evidence the valuer will use.
How do I estimate my HDB flat’s value for free?: Take your block’s transactions for the past 12 months in your flat type, note the price per square foot around your storey band, and multiply by your floor area. Adjust up for high floor, corner units, or recent renovation, down for low floor or short remaining lease.
Why did my neighbour’s flat sell above valuation?: The valuation reflects comparable evidence, but a specific buyer may pay above it for a specific unit, that gap being COV paid in cash. Well-renovated or high-floor units in blocks with thin supply attract COV most often.
Does remaining lease affect valuation?: Strongly. Two identical flats with 60 versus 90 years remaining can differ by six figures, and financing restrictions tighten for older leases, which feeds back into what buyers can pay.

Free · no account needed

Get beeped when your own block sells

When a sale is registered, you get the price and how it stacks up against recent sales nearby. That’s it.