About PropertyHuat

Who it’s for

Singapore buyers, decouplers, and upgraders who want to model second-property purchase decisions with real numbers instead of agent talking points. The tool was built to support an actual decoupling-then-upgrade decision, so the edge cases (ABSD, TDSR stress test, joint-buyer IWAA tenure caps) reflect what a Singapore buyer actually has to work through.

What it does

• Live URA transactions for every condo project, refreshed weekly. Open any project page to see the full caveat history.
• District analytics across all 28 Singapore districts: median PSF, gross yield, 3Y appreciation, supply pressure, school proximity, and a composite investment score. Each district gets its own hub page with split-region awareness for D1, D2, D4, D5, D6, D7.
• Bala-normalized PSF for fair comparison between freehold and leasehold projects, using SLA’s differential premium reference (the same curve banks and valuers use).
• Watchlist for tracking specific projects with one-click PropertyGuru search links.
• Mortgage & TDSR calculator with BSD, ABSD, joint-buyer IWAA, CPF, renovation, and full true-ROI breakdown.

How leasehold and freehold are compared

Comparing PSF across freehold and 99-year leasehold projects without normalizing the lease decay overstates the leasehold properties. PropertyHuat uses Bala’s Table, the Singapore Land Authority’s differential premium reference curve, to normalize each transaction’s PSF to its 99-year-fresh equivalent. A fresh 99-year lease values at 96% of freehold; the curve drops non-linearly to ~75% at 50 years remaining, ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate. A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Raw PSF and normalized PSF are always shown together so you can see both signals. Source: SLA differential premium reference (Bala’s Table), the same curve banks, valuers, and developer land bids reference.

How regions are classified

Singapore property splits into Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR). Six districts span two regions in URA’s caveat data: D1, D2, D4, D7 split CCR/RCR; D5 splits RCR/OCR; D6 is dominantly RCR with a small CCR sliver. PropertyHuat reads the region tag from each individual transaction instead of inheriting the district default, so split-district projects (e.g. Wallich Residence is CCR while Spottiswoode Residences is RCR, both in D2) get the correct label rather than the district average.

Data sources

Who built it

Built and run solo by an actual Singapore buyer, not an agency or a VC-backed sales funnel. Independent, and your data is never resold. For questions, feedback, or partnership enquiries: hello@propertyhuat.com.