Why HDB Valuation Matters in 2025
In 2025, the HDB resale market looks very different from what it did just a few years ago. With only around 6,400 flats reaching their Minimum Occupation Period (MOP) this year — one of the lowest figures in recent memory — supply has tightened even as demand remains strong. Homeowners in mature estates like Tampines, Queenstown, and Bishan continue to see brisk activity, while newer towns such as Punggol and Sengkang have held steady thanks to family-friendly layouts and transport upgrades.
Amid this backdrop, knowing your flat’s true value isn’t just nice to have — it’s essential. Whether you’re planning to sell, buy, or refinance, your HDB valuation determines critical numbers: how much loan you can take, how much CPF you can use, and ultimately, how much you stand to gain or pay. A small difference in valuation can swing tens of thousands of dollars in your transaction outcome.
The good news? Checking your flat’s value has never been easier. Between HDB’s official resale data and valuation platforms, you can now get a reliable estimate of your property’s worth in just minutes — before even talking to an agent.
Here’s how to find out what your flat is really worth.
What Is an HDB Valuation?
An HDB valuation is the official estimate of your flat’s market value, issued by the Housing & Development Board (HDB). It represents what your property is realistically worth in the open market based on recent transactions of similar units in your area. This figure isn’t arbitrary — it’s determined through data, professional assessment, and market benchmarks to ensure fairness and consistency across all resale transactions.
Why It Matters
Your flat’s valuation affects almost every major financial decision tied to your property. HDB uses this figure to determine:
How much CPF savings you can use for your purchase.
How much you can borrow under an HDB housing loan.
How much you’ll pay in cash if your agreed resale price exceeds valuation.
In other words, the valuation forms the foundation for your home financing — whether you’re buying, selling, or refinancing your flat.
Key Factors That Influence HDB Valuation
Valuers appointed by HDB consider several core elements when assessing your flat’s value:
Location and block number – proximity to MRTs, schools, malls, and amenities.
Flat type and floor area – 3-room, 4-room, 5-room, executive, etc.
Storey level – higher floors typically command higher prices.
Remaining lease – flats with shorter leases generally see lower valuations.
Recent transaction prices nearby – resale activity within 200 metres of your block offers the best comparison.
These factors combine to create a data-backed snapshot of what your unit is worth today, not what it was worth when you first bought it.
Market Valuation vs. Cash Over Valuation (COV)
It’s important to distinguish between the HDB valuation and the resale price you and a buyer agree upon.
The HDB valuation is the official benchmark determined by HDB’s valuer.
The resale price is the negotiated price between buyer and seller.
When the resale price is higher than the HDB valuation, the difference is called Cash Over Valuation (COV) — and this amount must be paid in cash, as it can’t be covered by CPF or a housing loan.
Understanding this distinction is crucial. It helps you avoid overpaying as a buyer or overpricing as a seller — ensuring your expectations match real market conditions.
Step 1: Start with Official HDB Resale Data
The most reliable way to check your flat’s current market value is through the official HDB Resale Flat Prices portal — a government-run tool that publishes actual resale transaction prices recorded across Singapore. Unlike listings or online estimates, this data reflects real deals that have been completed and verified by HDB, making it the gold standard for price comparison.
How to Use the HDB Resale Flat Prices Tool
You can get an accurate snapshot of your area’s market performance in just a few clicks:
Visit the HDB Resale Flat Prices portal.
Select your town (e.g. Ang Mo Kio, Sengkang, Tampines).
Choose your flat type (3-room, 4-room, 5-room, etc.).
View the latest transacted prices, which show sale dates, block numbers, floor levels, and remaining lease.
This data gives you an unfiltered look at what buyers are actually paying in today’s market — not what sellers are asking for.
How to Compare and Interpret the Data
To get the most accurate sense of your flat’s worth:
Focus on flats in the same block or within a 200-metre radius of yours.
Match lease commencement year (so the remaining lease is similar).
Compare storey levels, as higher floors often sell at a premium.
Note transaction month and price trends to see if values are rising or stabilising.
By aligning these details, you’ll form a realistic benchmark for your flat’s current market range — typically within a few thousand dollars of what a buyer might offer today.
💡 Tip: The portal’s database is updated daily, so you’ll always be viewing the freshest transaction data available straight from HDB.
Step 2: Use Online Valuation Calculators (Instant Estimates)
While official HDB resale data gives you a solid benchmark, AI-powered online valuation tools offer a quick, user-friendly way to estimate your flat’s current market value. These platforms combine HDB transaction records, URA data, and proprietary algorithms to generate instant valuation reports — perfect if you want a preliminary idea before requesting an official valuation.
Popular Online Valuation Tools
| Tool | Description | Source |
|---|---|---|
| Singaporehomevalue.com | Provides a free, data-backed estimate using live HDB and URA data. Generates a detailed report on nearby transactions and market trends. | Singaporehomevalue.com |
| Ohmyhome HomerAI | AI-driven platform that delivers real-time resale values, nearby transaction comparisons, and market trend insights instantly. | Ohmyhome HomerAI |
| SRX X-Value (99.co) | Uses proprietary algorithms and a large resale transaction database to provide a reliable market valuation. | SRX X-Value |
These tools complement HDB’s official data by:
Providing instant valuation estimates without having to sift through transaction lists.
Highlighting trends and patterns across nearby flats.
Giving sellers and buyers a price range to guide negotiations.
💡 Tip: Remember, these calculators offer indicative valuations, not official figures. Use them as a benchmark, and always cross-check with HDB resale data for accuracy before making any decisions.
Step 3: Request an Official Valuation (After OTP)
Once a buyer and seller agree on a resale price and sign the Option to Purchase (OTP), the next critical step is to request an official HDB valuation. This valuation is essential for determining the maximum amount of CPF savings and HDB housing loan the buyer can use for the transaction.
How the Official Valuation Works
Buyer submits a valuation request through the HDB Resale Portal.
HDB assigns a professional valuer to inspect and assess the flat.
The valuer considers factors such as location, flat type, storey level, remaining lease, and recent nearby transactions to determine the official market value.
The outcome sets the ceiling for CPF usage and HDB loan eligibility, ensuring both buyer and seller have a clear framework for payment.
Understanding Cash Over Valuation (COV)
Sometimes, the agreed resale price exceeds the official HDB valuation. This difference is called Cash Over Valuation (COV).
Why it matters: Buyers must pay the COV entirely in cash, as it cannot be covered by CPF or a housing loan.
Knowing the COV beforehand helps buyers plan finances and sellers price their flat realistically, avoiding last-minute surprises during the transaction.
Requesting an official valuation ensures transparency, protects both parties, and forms the legal basis for financing and CPF usage in the resale process.
Step 4: Understand 2025 Valuation Trends
The HDB resale market in 2025 is shaped by tight supply and steady demand. With only around 6,400 flats reaching their Minimum Occupation Period (MOP) this year, competition among buyers remains high, keeping resale values stable across most towns.
Certain areas continue to outperform the market, driven by strong demand and desirable amenities. High-performing towns include:
Punggol – well-connected MRT lines, waterfront living, and family-friendly estates.
Sengkang – a mix of newer flats and ongoing infrastructure improvements.
Tampines – mature town with excellent schools and shopping options.
Queenstown – centrally located with established community facilities.
Despite fluctuations in individual transactions, overall valuations remain relatively steady thanks to limited flat supply and consistent demand.
Why this matters: Staying informed about these trends allows sellers to price their flats realistically and helps buyers negotiate effectively, ensuring both parties make decisions aligned with current market conditions.
Step 5: Supplementary Tools and Data Sources
Beyond official resale data and online calculators, several supplementary tools can give you a deeper understanding of your flat’s value and the broader market:
HDB Map Services – View resale transactions near your block, access eligibility quotas, grants, and other property details.
Data.gov.sg – Download historical resale transaction datasets dating back to 1990 for research or investment insights.
PropertyGuru HDB Guides – Understand how valuation affects CPF usage, HDB loan eligibility, and resale planning.
💡 Pro tip: Combine these resources with HDB resale data and AI-powered valuation tools. Cross-referencing multiple sources allows you to validate estimates, spot trends, and make more informed decisions whether you’re buying, selling, or refinancing your flat.
The Smart Valuation Checklist (2025)
Here’s a simple checklist to help you stay on top of your HDB flat’s value in 2025:
Check HDB’s Resale Flat Prices tool – start with official transaction data for your town and flat type.
Compare with nearby transactions – focus on the same block or within a 200-metre radius, similar lease, and floor level.
Use digital calculators (AI-powered) – get instant indicative estimates from platforms like HDB-Valuation.com or Ohmyhome HomerAI.
Request an official valuation after OTP – ensures accuracy for CPF usage and HDB loan eligibility.
Monitor quarterly trends – stay updated on supply, demand, and valuation shifts to make informed decisions.
👉 Try a [free valuation today] to see where your flat stands in 2025’s market.
Find Out What Your Home Is Really Worth Today?
Get a data-driven property valuation in minutes, backed by the latest URA & HDB transactions and market trends. Whether you’re planning to sell, buy, or refinance, knowing your home’s true worth gives you the confidence to make smarter decisions.
