Methodology

• Transactions: URA caveat data for private residential sales — the official record lodged on every transaction. We surface recent caveats (trailing 12 months) and counts.
• Listings:live for-sale and for-rent listings aggregated across PropertyGuru, 99.co and EdgeProp, de-duplicated so the same unit isn't counted twice.
• Project facts: developer, tenure, TOP/completion year, total units and blocks — public development facts.
• Locations: MRT/LRT stations and schools with their coordinates and (for schools) level, used for the proximity pages.
• Commercial & industrial:URA commercial statistics and JTC industrial statistics, transaction records, commercial-portal listings, URA Master Plan zoning and ACRA registrations — detailed in the commercial & industrial section below.

• PSF = price ÷ strata floor area. Median is the middle value (less skewed by outliers than an average).
• Recent vs all-time: we lead with the recentmedian (trailing ~12 months) because a blended all-time median understates today's price for an appreciating project.
• “Within 1 km of a school” uses the straight-line (great-circle) distance — which is exactly how MOE defines the 1 km boundary for Primary 1 registration priority. P1 priority is claimed for primary schools only; for secondary schools and JCs, 1 km is framed as proximity, since admission there is not distance-based.
• “Near an MRT” = condo projects within 1.2 km straight-line of the station.
• Gross rental yield = annualised median asking rent ÷ the median price, shown only when both are available and the result is plausible. It is indicative, before costs.
• Cost-to-ownfigures (stamp duty, monthly instalment, income required) use current Buyer's/Additional Buyer's Stamp Duty tiers and TDSR rules at the stress-test rate.
• Remaining leaseis derived from the tenure commencement/completion year and shown as an approximation (“≈ N years”), not an exact figure.

• Source — public records. Singapore's agent, agency and transaction data is public informationpublished by the Council for Estate Agencies (CEA) and data.gov.sg under an open licence. We aggregate each agent's and agency's recorded transactions from those public records.
• Ranked by activity, not earnings.Every “top” and “best” agent or agency list is ordered by the number of deals on record — by property type, by town, or by the side represented (seller, buyer, landlord, tenant). We do notrank or publish any individual's earnings or commission.
• What a “deal” counts.A deal is one recorded transaction an agent was registered on. Counts are lifetime unless a period is stated; “active in the last 12 months” reflects deals completed in that window.
• Activity is experience, not a rating. A high deal count signals depth of experience — a factual count, not a quality score, endorsement or review. We show no star ratings and collect no reviews.
• Thin pages aren't indexed. A ranking with fewer than three agents on record is shown for visitors but marked noindex.
• Corrections & removal. If an agent believes a figure is wrong, or would prefer their profile not appear in search results, contact us — we will correct the record against the public register or remove the page from indexing.

• Land-area basis. For a landed house on its own land, the URA caveat records the land area — so landed prices and PSF on PropKaki are quoted per square foot of land, the way landed is actually priced. Strata-landed (cluster) homes price on strata floor area instead, and are excluded from our landed street/area medians to keep the land-PSF signal clean.
• Street and area medians come from URA caveats grouped by street and URA Master Plan 2025 planning area, leading with the trailing-12-month window (all-time shown for depth). Freehold share counts 999-year tenure as freehold — the market convention.
• Plot facts:surveyed land size and lot boundaries come from SLA's cadastral land-parcel map; frontage and corner/intermediate position are derived from lot adjacency and are best-effort estimates.
• Planning flags (Good Class Bungalow Areas, landed housing zones and storey control, conservation, tree conservation areas) are point-in-polygon checks against URA Master Plan 2025 / SDCP and NParks layers — reliable for orientation, but always verify against URA/SLA records before transacting.
• Distanceson landed near-MRT/school pages are straight-line measures from each street's centre point; a specific house's measured distances are in its Landed House Checker report.
• We don't havea house's built-up floor area (caveats record land only), per-house rental history (URA landed rentals carry no house numbers), road reserve / Road Line Plans, or rebuild cost benchmarks — and we say so rather than guess.

• Market seriescome from official quarterly statistics: URA for office, retail and shop space (price and rental indices, vacancy, stock and supply, history to 1975) and JTC for industrial (occupancy, price and rental indices on a 2012Q4 = 100 base, street rents and the supply pipeline). The two publishers use different geographies and bases and are never merged. Available and vacant stock is measured on nett floor area, pipeline supply on gross — the two are not comparable, and we keep them apart.
• Transactions are URA and JTC records from 1995 — that is where the data starts, not when a building was built. Commercial deals are thin (hundreds a year across ~14,000 buildings), so comparables default to a wider area and a five-year window, and a median is withheld when there are too few deals to support one.
• Listingsaggregate CommercialGuru, 99.co and EdgeProp commercial feeds. Most C&I stock is open-listed— one landlord, many agencies — so we show one row per unit with a count of the agents marketing it, and name them all only on the unit's own view. Units are identified by building, type, size and price (the portals carry no unit numbers), so the count is a lower bound.
• Zoning (land-use zone, plot ratio, conservation, Central Area) is read from URA Master Plan data matched to each building. About a quarter of buildings carry a URA notation(such as EVA) instead of a numeric plot ratio — we show the notation, decoded, and never compute on it. Buildable headroom is shown only where BCA's built floor area verifies it.
• ACRA counts are registrations, not tenancy. Companies registered at an address may not occupy space there, and a low count does not mean a building is empty. We label them as registrations.
• We don't havecompletion years for most C&I buildings (under 3% on record), and CEA's transaction records are residential-only — so there are no commercial agent rankings or leaderboards, and we say so rather than fabricate one.

• Counts are exact; some medians are withheld. When a location has more than ~1,000 listings or transactions, the median is computed over a sample that can be biased — so we show the exact count but suppress that median rather than publish a skewed number. Most locations are well under that threshold.
• Listing figures exclude new-launch placeholder prices and room rentals, to match what a buyer would actually shortlist.
• Thin pages aren't indexed. A location or project with fewer than three projects / transactions is shown for visitors but marked noindex— we don't manufacture pages where there's no real data.
• We don't have unit-level stack/facing/view, new-launch balance units, maintenance (MCST) fees, exact HDB grant amounts, or live mortgage package rates — and we say so rather than guess.

Figures are re-aggregated from the latest data each reporting period. Data-dependent pages show an “as of” / “last updated” date and carry a machine-readable dateModified so the visible and structured freshness signals agree. Transacted figures cover the trailing 12 months to the stated month.