Property Portals in Singapore: What PropertyGuru, 99.co and EdgeProp Show, and What to Check Elsewhere
What the listing portals are for, how far asking prices sit from real sales, and the official services that show sale prices, ownership, Annual Value and whether the person advertising is registered.
Singapore's property portals include PropertyGuru, 99.co and EdgeProp, plus HDB's Resale Flat Listing service for HDB flats. They show listings at asking prices. What homes actually sold for comes from URA (private sales, last 60 months) and HDB (resale prices, last 2 years); ownership from SLA's INLIS and MyProperty; Annual Value from IRAS; a property professional's registration from CEA's Public Register. On 26 September 2026, 29.0% of listings benchmarked like for like asked 8% or more above comparable sales.
Listing portals such as PropertyGuru, 99.co and EdgeProp, and HDB's own Flat Portal for resale flats, show what is for sale and what the seller is asking.
They do not settle what similar homes sold for, who owns the home or whether the person advertising it is registered with CEA. This guide shows where those answers live, and how far asking prices sat from the evidence on 26 September 2026.
Which property website is best in Singapore?
No single site does everything. The listing portals, PropertyGuru, 99.co and EdgeProp, are where homes are advertised for sale and rent, at asking prices; HDB's Flat Portal lists HDB resale flats too. What similar homes actually sold for, who owns them and whether the person advertising a home is registered come from URA, HDB, SLA and CEA. Use both.
A portal answers "what is for sale?"; an official record answers "what did similar homes sell for, and who am I dealing with?" Match the job to the source:
| What you need | Where to find it |
|---|---|
| Homes for sale or rent, with photos and asking prices | The listing portals: PropertyGuru, 99.co and EdgeProp |
| HDB resale flats listed by their owners | HDB's Resale Flat Listing service on the HDB Flat Portal, open to sellers with an Intent to Sell (HDB) |
| What private homes actually sold for | URA's e-service, covering transactions "with caveats lodged or Options to Purchase issued within the last 60 months" (URA) |
| What HDB flats actually sold for | HDB's resale prices "(up to 2 years) by flat type and town/ street", HDB Map and quarterly medians (HDB) |
| Whether a property agent advertising a home is registered | CEA's Public Register, searched by phone number (CEA) |
| Who owns a private home, and its title | SLA's INLIS, or MyProperty for your own home |
| A home's Annual Value (for property tax) | IRAS (IRAS) |
PropKaki puts the records side by side: the property transactions finder for recorded sale prices, the property listings finder for homes on the market, and the HDB and condo directories for each block or project. The terms used here (caveat, option to purchase, psf) are defined in our Singapore property glossary.
Search on a portal; decide on the record.
What do PropertyGuru, 99.co and EdgeProp show?
Listings: homes advertised for sale or rent at the seller's or landlord's asking price, placed by owners or by property agents. Some portals also show recorded transaction prices; the official records behind those are URA's and HDB's, so check there. A listing's price is a starting position, not a valuation.
PropertyGuru, 99.co and EdgeProp are commercial listing portals: sellers, landlords and the property agents working for them advertise homes there, and buyers and tenants search them. What a listing gives you is the home's description, photos and asking price. Each portal sets its own rules on who can post and what it costs.
When a property agent places the ad, CEA requires it to show "Property agent’s name, CEA registration number, and phone number" and "Property agency’s name and CEA licence number" (CEA), and the property agent "should seek your prior consent before advertising your property" (CEA).
Some portals, EdgeProp among them, also show recorded transaction prices. The official records are URA's for private homes and HDB's for flats (next sections): check a figure there before you rely on it.
For HDB flats there is a government option as well: once you register an Intent to Sell, "you may list your flat for sale on the Resale Flat Listing (RFL) service on the HDB Flat Portal", where "Key flat details such as the address, flat type and floor area will be automatically populated using HDB’s data" (HDB). How that service works, and the study into making it compulsory, is in our news analysis of the service.
A listing is an advertisement: read it as the seller's case, then check it against the record.
How far are asking prices from what homes actually sell for?
Usually a little above. Of the 47,148 condo, apartment, EC and HDB listings PropKaki could benchmark on 26 September 2026, 29.0% asked 8% or more above recent sales of comparable homes in the same project or block and 6.0% asked 8% or more below; the median benchmarked listing asked 3.9% over.
PropKaki compares each home listed for sale with recorded sales of comparable homes:
- Condos, apartments and ECs: the median price per square foot of sales of a similar size in the same project over the last 24 months.
- HDB flats: the median price of sales of the same flat type in the same block over the last 36 months (the flat type is inferred from the listing's floor area).
- Only listings with at least 10 such sales are counted here, and implausible figures and gaps beyond 35% either way are treated as data errors and not scored. Landed homes are not covered.
Read on 26 September 2026:
| Homes listed for sale | Listings with 10+ comparables | 8%+ above | Within 8% | 8%+ below | Median gap |
|---|---|---|---|---|---|
| All (condos and HDB flats, like for like) | 47,148 | 29.0% | 65.0% | 6.0% | +3.9% |
| HDB flats (same block) | 7,372 | 32.2% | 63.5% | 4.4% | +4.5% |
| Condos, apartments and ECs (same project, similar size) | 39,776 | 28.5% | 65.3% | 6.3% | +3.8% |
PropKaki's live-listings data against URA and HDB transaction records. Gap = asking price against the median of the comparable sales. Counts are listings, not homes.
For every benchmarked listing that asked 8% or more below recent sales, 4.9 asked 8% or more above. Most sit within 8% of the evidence, which is where negotiation starts. Because the comparable sales span two to three years, the gap against only the latest sales can differ, so treat these shares as a guide, not a verdict on any home.
A warning on method: compare like with like. PropKaki left out 8,356 HDB listings that could be compared only with their whole town; on a town median, 38.5% of them looked 8% or more "below market", because a town median ignores the flat's age and block. Our listings overview, a July 2026 snapshot, includes those town-level comparisons, which is why its "below" share is larger.
The asking price is the seller's position; the comparable sales are the market's.
Where can you see what homes in Singapore actually sold for?
From URA and HDB. URA's e-service shows private sales "with caveats lodged or Options to Purchase issued within the last 60 months"; HDB publishes resale prices for up to 2 years by flat type and town or street, plus quarterly medians by town. PropKaki's transactions finder brings both together.
- Private homes: URA's Private Residential Property Transactions e-service covers "private residential property transactions with caveats lodged or Options to Purchase issued within the last 60 months", filtered by landed, strata landed, apartments and condominiums or ECs, and by new sale, sub sale or resale (URA). One limit: "the lodgement of caveats is voluntary" (URA), so some resales never appear.
- HDB flats: HDB publishes "past HDB resale transacted prices (up to 2 years) by flat type and town/ street", HDB Map prices "for specific locations, for example, in a particular block or street", and quarterly median prices by town and flat type, which are "inclusive of Cash-Over-Valuation (COV)" and hidden where a town and flat type had "less than 20 resale transactions in the quarter" (HDB).
- Both, in one place: PropKaki's property transactions finder and the HDB and condo directories show recorded prices by block, project and date.
A sale price you can check is one in URA's or HDB's records.
How do you check who is behind a property listing?
Search the advertised phone number on CEA's Public Register. Registration with CEA is compulsory for property agents, and their ads must show their name, CEA registration number and phone number, plus their agency's name and licence number. If the number does not lead to a registered profile, CEA says it is likely a scam, even if the name and registration number check out.
CEA's rules, as of September 2026 (CEA):
- "All property agents in Singapore must be registered with the Council for Estate Agencies (CEA) through a licensed property agency. Each registered property agent has a unique CEA registration number, e.g., R123456A."
- Their property advertisements must list "Property agent’s name, CEA registration number, and phone number" and "Property agency’s name and CEA licence number"; newspaper classifieds and text-message ads need only the name and phone number.
- The check: "key in the phone number of the person you are dealing with, or the phone number advertised." "If the search does not lead to a property agent’s profile page, it means that the phone number is not registered with CEA. It is likely a scam even though the property agent’s name and registration number can be found on the CEA Public Register".
The register also shows the residential transactions each property agent handled "in the last two years, and which parties they represented", and any disciplinary records (same page). PropKaki's property agent finder is built on PropKaki's copy of CEA's register, with recorded deals; for the phone-number check, use CEA's own register.
Check the number you are actually dealing with: if it doesn't lead to a CEA profile, CEA says it is likely a scam.
How do you check property ownership and Annual Value online?
Owners can view their own title free on SLA's MyProperty, inside INLIS, with Singpass. For someone else's private home, INLIS sells title searches, from S$5.25 for Property Ownership Information, to Singpass users. HDB flats work differently; our ownership guide explains how. A home's Annual Value is on IRAS's website.
Your own home. SLA's MyProperty is "A service which enables you to view the information for the private properties and/or the HDB properties with digitised records registered in your name", and "The service is free of charge" (SLA).
Someone else's private home. SLA's INLIS sells title searches: "Property Ownership Information S$5.25" and "Property Title Information S$16.00", prices including GST (SLA). SLA's notice announced that from 1 April 2026 "All users will be required to login using their Singpass", with "General Public users" limited to "Property Ownership Information (POI), Property Title Information (PTI), PTI with Cadastral Map, and PTI with Strata Certified Plan" (SLA). For an HDB flat, see how ownership can be checked in our guide below. A title search does not show what the owner paid: INLIS states that "Information on property purchase price is not provided". Step by step, with what each product shows: how to check property ownership.
Annual Value. IRAS lets owners see their own AV for "the current year and up to the past four years", and anyone check a property's AV "at a fee of $2.50 per search" (IRAS); where to click is in our Annual Value guide.
Ownership lives with SLA, value for tax with IRAS; neither is on a portal.
Can you list your own home on a property portal?
HDB flat owners can list on HDB's Resale Flat Listing service once they have an Intent to Sell, and HDB says they may also advertise through property portals, newspapers or social media; each portal sets its own rules on who can post. If a property agent lists your home, CEA says they should get your consent first.
HDB flats. "After you have registered an Intent to Sell, you may list your flat for sale on the Resale Flat Listing (RFL) service on the HDB Flat Portal and/ or elsewhere", and "You may also advertise your flat for sale through property portals, newspaper advertisements or social media" (HDB). On HDB's service, "You are responsible for the accuracy of the information provided in your listing" (same page).
Private homes. Each portal sets its own terms for who can post. If you appoint a property agent, CEA's rules apply to the listing: the property agent "should seek your prior consent before advertising your property" (CEA), and the ad must carry their registration details (CEA).
Exclusive or not. Under an exclusive agreement "You appoint only one property agency for a validity period of up to three months", and "During the validity period, you are liable to pay commission to the appointed property agency even if you sell, buy, or lease the property through another property agency or complete the transaction on your own"; a non-exclusive agreement lets you appoint "more than one property agency with no specified validity period" (CEA). The whole selling process is in how to sell property in Singapore.
Where you advertise is your choice; what your own listing says is your responsibility.
What the price indices say for 2026
HDB resale prices dipped in the first half of 2026: HDB's Resale Price Index fell 0.1% in 2026Q1 and 0.3% in 2026Q2. Private prices rose: URA's index was up 0.5% in 2026Q2 and 2.9% on a year earlier. These are records of the past, not a forecast.
Will prices drop? The official record is the price index, and it looks backwards:
- HDB flats: HDB's Resale Price Index changed -0.1% in 2026Q1 and -0.3% in 2026Q2 (HDB).
- Private homes: URA's Property Price Index changed +0.5% in 2026Q2 (URA) and +2.9% on a year earlier.
Neither agency forecasts prices, and neither does PropKaki. What the long history shows, bubbles and busts included, is in our property bubble and outlook check.
An index tells you where prices have been; the comparable sales show what similar homes sold for recently.
The biggest mistake people make on property portals
Reading the asking price as the market price. A listing is the seller's opening position, and the median benchmarked listing asked 3.9% above recent comparable sales. Check the recorded sales in the same project or block before you offer, and before you set your own price.
On 26 September 2026, 29.0% of the condo, apartment, EC and HDB listings PropKaki could benchmark asked 8% or more above recent sales of comparable homes in the same project or block. A buyer who anchors on the listing negotiates down from the seller's number; one who starts from URA's and HDB's records negotiates from the market's.
Three checks before you act on any listing:
- The recorded sales: the same project (similar size and floor) or the same block, from URA or HDB, or PropKaki's transactions finder.
- The person: the phone number on CEA's Public Register (CEA).
- The home: if anything about ownership looks unusual, for a private home its title on SLA's INLIS; for an HDB flat, see how to check property ownership.
List prices are opinions; transactions are evidence.
Official sources
The CEA, URA, HDB, SLA and IRAS pages this guide quotes.
Methodology and sources
How we compared asking prices with sales, and what we have not claimed.
PropKaki figures. The asking-price comparison uses PropKaki's live-listings data, read on 26 September 2026: each condo, apartment or EC listed for sale is compared with the median price per square foot of sales of a similar size in the same project over the last 24 months, and each HDB flat with the median price of sales of the same flat type in the same block over the last 36 months. Only listings with at least 10 such sales are counted (47,148); implausible figures and gaps beyond 35% either way are treated as data errors; landed homes are not covered; 8,356 HDB listings that could be compared only with their town are left out, because a town median ignores flat age. Counts are listings, not homes: a home can appear more than once. The index readings are HDB's Resale Price Index for 2026Q1–Q2 (HDB) and URA's Property Price Index for 2026Q2 (URA). How we work: PropKaki methodology.
Rules and services. CEA, URA, HDB, SLA and IRAS, read between 19 and 26 September 2026. Services and fees change: check the agency's own site.
What we have not claimed: that any portal is better than another, what any home is worth, or where prices will go. A listing below comparable sales is a starting signal, not a proven bargain. This is general information, not legal or financial advice.
Got a question this raised? Ask PropKaki.
Take any point from this analysis and apply it to your own project, budget or decision.
PropKakiFor most buyers this year, staying well within budget beats trying to time the market.