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

It is a free tool on PropKaki that breaks down Singapore private non-landed property prices into per-feature premiums. Pick a slice of the market — planning area, property type (Condominium, Apartment or Executive Condominium) and time window — and the tool shows how much the market is paying for each feature, including distance to MRT, tenure (freehold vs leasehold), remaining lease, building age, primary school catchment and access to bus stops, hawker centres and shopping malls. All figures are computed live from URA-registered private property transaction data covering 1995 to today.

The tool covers non-landed private residential property: Condominium, Apartment and Executive Condominium (EC) transactions. It excludes landed property — Terrace, Semi-Detached and Detached houses — because the landed market has a different pricing structure (overwhelmingly freehold, no walk-to-MRT premium pattern, much smaller transaction volume per slice). A separate landed tool may be added in future. The tool also excludes new-launch primary sales from the developer, focusing on subsale and resale transactions where market pricing is most observable.

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.

All three are non-landed private homes but they are classified differently by URA. A Condominium is a development of at least 4,000 sqm with full strata-titled common facilities. An Apartment is a non-landed private development that does not meet the Condominium definition — typically smaller projects without the full facility set. An Executive Condominium (EC) is a public-private hybrid: built and sold by private developers under HDB eligibility rules for the first 10 years, then fully privatised at year 10. ECs typically price between HDB and pure private condos. The tool lets you analyse each segment separately or pool them as 'all non-landed'.

For your selected slice, the tool splits transactions into two tenure groups: Freehold (including leases of 500 years or more, which covers the 999-year and 9,999-year colonial leases that price like freehold) and Leasehold (typically 99-year). It computes the mean price per square metre for each group and reports the difference, scaled to a typical unit size. Statistical significance is shown as a two-sample t-statistic — values above 4 indicate the two groups are clearly priced differently in this slice, values below 1.5 mean the distributions overlap too much to call.

Singapore land records distinguish strict-freehold titles from very long leasehold titles such as 999 years and 9,999 years, but in practical market pricing they are indistinguishable. A 999-year lease that began in the 1870s still has over 850 years remaining, far beyond any owner's planning horizon. The market does not discount these for tenure expiry. Treating them as one group with strict-freehold gives a cleaner read of the genuine freehold-versus-99-year premium without splitting an already-small group.

For leasehold private property (typically 99-year tenure), each additional year of remaining lease tends to add a per-year premium that varies with the slice. The remaining-lease card on this tool is computed only on the leasehold subset of the slice — freehold and effective-freehold transactions are excluded since they have no meaningful 'remaining lease' to compare. If the leasehold subset is too small in your slice (fewer than 30 transactions), the card will show 'not enough data'.

Private property transaction data is sourced from URA's caveat database, the official record of every private property transaction in Singapore. Each transaction includes price, area, property type, tenure, completion year and full address. Amenity locations come from official open-data sources including LTA (MRT and bus stops) and data.gov.sg (schools, hawker centres, malls). Property-to-amenity distances are pre-computed using each building's postal code as the join key.

The amenity-distance and amenity-count features (MRT proximity, primary school catchment, bus stops, hawker centres and shopping malls) require each building's location to be in our property-amenity distance table. That table currently covers a subset of all private projects in Singapore — roughly the third of buildings that overlap with our condo directory source. The remaining transactions still feed the tenure, building age and remaining lease features, which are computed from sale-transaction columns directly and don't need the amenity table. The 'Transactions' stat in the filter bar shows both numbers: the total in the slice, and the subset with amenity coverage. We're working on extending the amenity table to cover the full URA project list — when that lands, every card automatically gets richer with no UI change.

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