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

The biggest drivers of HDB resale flat prices in Singapore include distance to MRT, floor level, remaining lease, primary school catchment, and access to bus stops, hawker centres and shopping malls — but how much each one is worth varies by town and flat type. PropKaki's HDB Pricing Model is a free tool, with no account needed, that quantifies each of these per-feature premiums from HDB resale transaction data: pick a slice of the market (town, flat type and time window) and it computes live how much the market is currently paying for each feature.

For the slice of the Singapore market you define, PropKaki's Pricing Model 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. An r² value 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.

PropKaki's Pricing Model uses price per square metre (PSM) because total price varies enormously with floor area, which would dominate every regression and produce misleading slopes, including wrong-sign results in some slices. Working in 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.

On PropKaki's Pricing Model, 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 appears as a coloured chip on every card.

A feature in PropKaki's Pricing Model shows "no clear pattern" for two main reasons. First, the slice may be too uniform for the feature to matter — for example, if every building in a Singapore 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.

The MRT premium for an HDB flat depends heavily on the town. In towns where MRT proximity varies a lot between blocks — such as Sengkang, Punggol, Tampines and Woodlands — being 100m closer to MRT can be worth 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. PropKaki's HDB Pricing Model shows the live premium for any specific town and flat type.

Yes — higher floors consistently command a premium on Singapore HDB resale flats, and it varies by town and flat type. PropKaki's HDB Pricing Model computes this directly for the slice you choose, showing the dollar premium per floor higher together with a signal-strength rating so you know how reliable the number is. Floor level is read from the storey range reported on each HDB resale transaction.

Older HDB flats with shorter remaining lease typically trade at a discount, and PropKaki's HDB Pricing Model quantifies this as a premium per additional year of remaining lease for the slice you select. The per-lease-year premium tends to be larger for slices dominated by older flats, where lease tenure varies widely between transactions, and smaller for newer-build slices where most flats have similar lease remaining. Note this is separate from the HDB Minimum Occupation Period (MOP), the 5-year period an owner must occupy a flat before selling it.

Under Singapore's Ministry of Education (MOE) Phase 2C primary-school admission, children living within 1km of a school get priority placement, which can lift the price of nearby HDB flats. PropKaki's HDB Pricing Model measures the premium per primary school within 1km of an HDB block, capturing this catchment effect in aggregate. It treats every primary school equally, so individually popular schools likely carry an extra premium this measure does not isolate on its own.

PropKaki's HDB Pricing Model uses HDB's official public resale 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 the Land Transport Authority (LTA) and data.gov.sg. Property-to-amenity distances are pre-computed for around 9,900 amenities across roughly 12,000 HDB blocks. Regulated figures such as MOP rules should still be verified with HDB.