How much does the HDB market price lease, MRT and schools?

It is a free tool on PropKaki that breaks down Singapore HDB resale prices into per-feature premiums. Pick a slice of the market — town, flat type and time window — and the tool shows how much the market is paying for each feature, including distance to MRT, floor level, remaining lease, primary school catchment, bus stop density, hawker centre access and shopping mall access. All figures are computed live from HDB resale transaction data.

For the slice you define, the tool runs a linear regression of price per square metre against each feature individually. The slope of that regression is the per-unit premium — for example, the dollar change in price per 100m closer to MRT, or per extra floor higher. r² is reported alongside each premium as a signal-strength indicator, so you can tell whether the relationship is robust in that slice or just noise.

Total price varies enormously with floor area, which would dominate every regression and produce misleading slopes — including wrong-sign results in some slices. Using price per square metre (PSM) controls for unit size automatically and gives a clean read of how each feature is priced. Headline numbers are then scaled back to a dollar figure by multiplying by the typical floor area for the property type you have chosen.

r² is the share of price-per-sqm variance that a single feature explains within the slice you have selected. A higher r² means the feature has a clearer, more consistent relationship with price. The tool bands r² into four signal strengths: strong (0.25 or higher), moderate (0.08 to 0.25), weak (0.03 to 0.08) and no clear pattern below 0.03 or with fewer than 30 transactions. The signal strength is shown as a coloured chip on every card.

Two main reasons. First, the slice may be too uniform for the feature to matter — for example, if every building in a planning area is within walking distance of MRT, then MRT distance does not vary enough to predict price. Second, the slice may be too small (fewer than 30 transactions) for any reliable slope. Widening the time window or removing the sub-type filter usually restores a signal.

It depends heavily on the town. In towns where MRT proximity varies significantly between blocks — such as Sengkang, Punggol, Tampines and Woodlands — the premium for being 100m closer to MRT can run into tens of thousands of dollars for a typical 4-room flat. In towns where every block is roughly equidistant from MRT, like Bishan or Toa Payoh, the signal is weak or absent because there is no meaningful variation to price. Use the tool to see the live premium for any specific town and flat type.

Yes, consistently. Higher floors typically command a per-floor premium that varies by town and flat type. The Pricing Model computes this directly for the slice you choose, showing the dollar premium per floor higher together with the signal strength so you know how reliable that number is. Floor level is read from the storey range reported on each transaction.

Older HDB flats with shorter remaining lease typically trade at a discount, and the tool quantifies this per additional year of remaining lease. The premium per lease year tends to be larger for slices dominated by older flats (where there is wider variation in lease tenure between transactions) and smaller for newer-build slices where most flats have similar lease remaining.

Under Singapore's Ministry of Education Phase 2C primary school admission, children living within 1km of a school get priority placement. The tool measures the premium per primary school within 1km of an HDB block, capturing the catchment effect in aggregate. It treats every primary school equally; popular schools likely carry an additional premium that this measure does not isolate on its own.

HDB resale transaction data is sourced from HDB's official public dataset, which records every resale transaction including price, town, flat type, floor area, storey range and remaining lease. Amenity locations — MRT stations, primary schools, bus stops, hawker centres and shopping malls — come from official open-data sources including LTA and data.gov.sg. Property-to-amenity distances are pre-computed for around 9,900 amenities across roughly 12,000 HDB blocks.

Yes. The Pricing Model is free to use on PropKaki, with no account required.