What is your home worth in 2026?
A proper valuation starts from recent transacted prices, not asking prices. I pull the sales around your unit, adjust for what makes it different, and WhatsApp you a working range within one working day.
The method
How a proper valuation is derived
Asking prices are wishes. Transactions are evidence. So the first thing I look at is what similar units near yours have actually sold for in the last few months. HDB resale transactions are published on HDB's own site and data.gov.sg. Condo and landed sales are lodged as caveats with URA. This is public data. Anyone can check it, and I think you should.
Then I adjust. No two units are the same, so a straight average of your town is the wrong number for your home. The adjustments that move a valuation most:
- Floor level and facing. High floors and unblocked views sell higher. West sun and a bin-centre view pull the other way.
- Renovation. A well-renovated unit can move faster and higher, but buyers rarely repay renovation dollar for dollar.
- Remaining lease. For HDB especially, lease decay changes who can buy and how much loan and CPF they can use. That feeds straight into price.
- Size and layout. Price per square foot falls as size rises. A 4-room and an executive flat in the same block do not share one psf.
One more distinction worth knowing: a bank valuation is done by a licensed valuer for the buyer's loan. A market valuation is what buyers are actually paying. For HDB resale, the official valuation only happens after a buyer takes an option. If the agreed price comes in above it, the gap is cash over valuation. I wrote about how that works in the COV guide. What I prepare for you is the market view: what buyers near you have really paid, adjusted for your unit.
Illustrative example. These figures are invented to show the method. They are not real transactions.
| Comp ASame block, similar stack | Comp BNext block over | Comp CTwo streets away | |
|---|---|---|---|
| Flat type | 4-room | 4-room | 4-room |
| Floor | High | Mid | Low |
| Size | 990 sqft | 990 sqft | 1,010 sqft |
| Condition | Original | Partial reno | Full reno, 2024 |
| Transacted | Mar 2026 | Apr 2026 | Jun 2026 |
| Price | $672,000 | $648,000 | $705,000 |
| Per sqft | $679 | $655 | $698 |
| Reading | For a mid-floor unit in original condition, Comp B is the closest anchor. Working range: $640K–$665K, refined after a short viewing. Comp C looks higher but the renovation and larger size explain most of it. | ||
Swipe to see all comparables →
Your real valuation uses your block, your floor and your lease, with the actual transactions listed so you can check my working.
What happens next
What you get, and what happens after you submit
This is deliberately not an instant estimate. A tool can answer in three seconds because it never looks at your unit. I would rather take a working day and give you a number you can plan around.
- You send the form. Two minutes. Postal code first, because it lets me pull the recent sales around your block before I reply.
- I do the homework. Recent transactions around your unit, adjusted for floor, facing, renovation and remaining lease. HDB sales from published resale records; condo and landed from URA caveats.
- You get a range with the evidence. By WhatsApp, usually within one working day: a working price range plus the transactions behind it. Yours to keep either way.
What lands in your chat:
- A working price range for your unit, not a town average
- The recent transactions I used, so you can check the working
- What I adjusted for, and why
- If you are selling: an honest read on timing, and what buyers in your area are paying extra for right now
There is no obligation attached. Most owners I value for do not list with me straight away. Some come back months later, some never do. The valuation is yours regardless.
"Viona provided us a comprehensive valuation report with clear comparables. Knowing our true net cash proceeds gave us full confidence when putting our flat on the market."
Who this is for
Sellers, and owners who just want one honest number
HDB sellers
MOP just landed, or a year out from it. The valuation is step one of the whole selling process, and it decides everything after.
Selling an HDB flatCondo sellers
Especially if you bought in the last four years, when seller's stamp duty still shapes the timing. The number tells you what the timing costs.
Selling a condoLanded sellers
Fewer comparables, bigger gaps between streets. Landed valuations need street-level transactions, not district averages.
Selling landed propertyCurious owners
No plans to sell. You have checked your home's value online a few times and got a few different answers. This is one number, from transactions, that you can actually check.
Get your numberGet your valuation
Got it.
I'll look up recent sales around your block and WhatsApp you a working range, usually within one working day.
Prefer to talk now? WhatsApp VionaFair questions
Before you ask
Yes. No charge and no obligation to list with me. It is how I meet owners. Some sell with me months later, some never do. Either way, the valuation is yours to keep.
Instant tools average transactions across a town or project. They cannot see your floor, facing, renovation or remaining lease, so two tools can give the same flat two very different numbers. I pull the actual recent transactions around your unit and adjust for those things. It takes a working day instead of three seconds, and it is a number you can plan around.
It is a working range, not a promise, and I will show you the transactions behind it so you can judge. For HDB resale, the official valuation only happens after a buyer takes an option; if a price above it is agreed, the difference is cash over valuation. What matters day to day is what buyers have actually paid near you. That is what I anchor on.
They are used only to prepare and send your valuation, in line with PDPA. No spam, no selling your details, no newsletter unless you ask for one.
Selling, or thinking about it?
The valuation is the first number. The rest of the process is here, with real figures:
The full HDB selling process, 2026 rules
How long the sale actually takes
What agents actually charge, in plain numbers
What past sellers say about working with me