How Much Is My Condo Worth? A Singapore Specialist's Method

How much is my condo worth? Run the same unit through four valuation tools, and you can get four different answers. In a 2026 comparison by Ohmyhome, SRX, EdgeProp and Ohmyhome landed close together on a condo unit at Eden Grove. PropertyGuru came in about $80,000 lower, on the exact same unit. So the real question isn't just what your condo is worth. It's why the number keeps moving.

I'm Chandra Das, a licensed agent with OrangeTee & Tie. As a professional condo specialist in Singapore, I get asked this every week. Here's how I actually work it out, and why a tool alone won't get you there.

Why Online Valuation Tools Give Different Results

Every tool builds its number from data. But not the same data, and not the same rules.

Here's what changes the answer:

• Which transactions count. Some tools weight recent sales more. Others treat a sale from a year ago the same as one from last month.
• Which comparables get picked. A tool might pull from the whole development. But a specialist checks your stack first.
• How renovation and layout get handled. Most automated tools can't see inside your unit. They don't know if you've gutted the kitchen or if the layout wastes space.
• Timing. URA caveat data can lag by weeks. In a fast-moving launch or resale season, that gap matters.

None of this makes the tools useless. A tool gives you a starting range. So use it as a start, not the final word.

What a Condo Specialist Checks That a Tool Can't

So what does a specialist actually add? Judgment on things a spreadsheet can't weigh.

• Same-stack transactions, not just same development. Two units in the same condo can sell for very different prices. So I start with your exact stack, not the building average.
• Floor, facing, and view. A higher floor with a clear view sells for more than a low floor facing a wall. By how much depends on the project. There's no fixed rule.
• Layout efficiency. Two units of the same size can feel very different. A layout with wasted corridor space or an awkward air-con ledge counts against you.
• Renovation and condition. A recently renovated unit doesn't always add dollar-for-dollar value back. Buyers pay for what they'll use. Not for what you spent.
• Remaining lease. For leasehold condos, the lease clock matters more the older it gets. Same size, same floor, different lease left. That alone can move the price.

Buying a condo? A best condo selling agent in Singapore checks the same details from the buyer's side. That way, you don't overpay for a unit that only looks better on paper.

The Bank Valuation Trap

Here's the part that catches people out. The price you agree with a buyer isn't the number your bank uses.

Under MAS rules, a bank lends up to 75% of your property's value for a first home loan. That 75% applies to the lower of two figures: the agreed purchase price, or the bank's own valuation. Not whichever number you and the buyer shook hands on.

So when you sign the Option to Purchase, that price is what both sides accept. But the bank sends its own MAS-licensed valuer after that, separate from the deal. If that valuer comes in below the agreed price, the loan shrinks with it. The gap between the agreed price and the valuation is called cash over valuation, or COV. And COV has one hard rule: it must be paid in cash. Not CPF. Not the loan. Cash, in full.

Cash, CPF and the Shortfall: What Actually Happens

This is the part most sellers and buyers never see coming, so it's worth spelling out plainly.

Your normal down payment, the 25% not covered by the loan, can usually be paid with a mix of CPF and cash. COV doesn't get that flexibility. It sits entirely outside the loan and outside CPF. So a buyer who planned their down payment carefully can still get caught out, not because they lack funds overall, but because the COV portion has to be cash specifically, and CPF savings can't be redirected to cover it.

This is exactly why pricing a condo close to what recent, comparable sales actually support matters more than chasing a headline number. Price too far above what the stack has been transacting at, and you're not just risking a slower sale. You're risking a buyer who agrees on paper, then can't clear the cash valuation gap when it's confirmed.

A Worked Example: Same Condo, Three Numbers

Here's a hypothetical to show how the mechanics play out. Not a real transaction, but the maths uses the actual MAS 75% LTV rule, so the numbers behave the way real ones would.

Say a 2-bedroom condo gets three figures in the same week:

• Online tool estimate: $1.35 million, based on the whole development's recent sales.
• Specialist estimate: $1.29 million, based on the same stack, adjusted for a lower floor and an older renovation.
• Agreed sale price: $1.32 million. Bank valuation, after the OTP: $1.27 million.

That's a $50,000 gap between agreed price and valuation. The loan is capped at 75% of $1.27 million, or $952,500. Without the gap, at a valuation matching the price, the loan would have been $990,000. The buyer now has to find that $50,000 difference in cash before the deal completes.

Three numbers, three different answers, all "correct" for what they measure. Seeing only the first, higher number, a seller might price too high and stall the sale. Seeing all three, they'd price near $1.29 million instead, close enough to what a bank will actually support that a COV shortfall becomes far less likely.

That's the value a specialist adds. Not a bigger number. One that survives the whole process, all the way to completion.

How to Find Out What Your Condo Is Really Worth

So how should you actually go about this? A few steps, in order:

1. Check an online tool first. It's free, and it gives you a rough range.
2. Pull recent transactions on your own stack, not just the development.
3. Ask why the numbers differ if you check more than one tool.
4. Talk to a condo agent in Singapore who can walk you through floor, facing, renovation, and lease, and explain the COV risk before you commit to a price.

Selling, and using a condo selling agent to price a unit? Or buying, and using a condo buying agent to check if the asking price is fair? Either way, the method is the same. Start with the data. Then add judgment the data can't supply.

How Chandra Das Can Help You Calculate Your Condo Worth

Running the numbers properly, stacking transactions, floor and facing adjustments, and the bank valuation gap, all together, is exactly where a second opinion earns its value.

I'm Chandra Das, an expert real estate agent in Singapore. I don't hand you one number and leave you to find out later whether the bank agrees with it. I walk you through the tool estimate, the stack-level adjustment, and the COV risk together before you commit to a price.

If you're deciding whether a number you've been given actually holds up, message me on WhatsApp at +65 9386 6197 for a straight read on your unit.

So, How Much Is My Condo Worth?

There's rarely one true number. What exists is a range, and a reason for where your unit sits in it. An online tool gets you started. A specialist gets you to a number that holds up at the bank, not just on a screen.

Want a real read on your unit? WhatsApp me at +65 9386 6197 with your address. I'll pull the actual numbers for your stack, not the whole building average.

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