Hello. We do the digging.

Meet the team

This is Insider

Insider is our owl, and he is exactly as nosy as he looks. He reads land tender results the day they close, counts how many units a project has actually sold, and works out what past buyers in the same estate really made when they sold. Then he writes it down in plain English.

He also says the unglamorous things. When a project looks expensive for what it is, that goes on the page. When the honest answer is "wait for the tender result", that goes on the page too.

What you will find here

Four places to start, depending on what you are trying to work out.

• New LaunchesEvery significant upcoming project, with prices, sales progress and what the neighbourhood is actually like.
• Price TrendsWhat sellers really made when they sold — 149,329 matched resales across 683 projects, including the 12.7% that lost money.
• ResearchThe land tenders where Singapore's future housing supply and prices get decided, years before launch day.
• Guides & FinanceHow the machinery works — stamp duties, loan limits, progressive payments — with the sums worked through.

What makes this different

Two things, and both are checkable.

We publish our estimate of a launch price before the developer announces it, and we show the cost stack behind it. It is less magical than it sounds. When a land tender closes, the winning price becomes public. Add what it costs to build, finance, market and staff the project, divide by the floor area allowed, and you have the developer's breakeven — the number below which the project cannot be built. Add the margin launches have actually achieved and you have a range. We do that arithmetic within days of every award, publish it with its assumptions, and leave it up so you can hold it against the real price list when it lands. Roughly half our estimates land outside the band we publish; the segment splits and the reasons are on the pricing methodology page, and the current estimates are in the GLS pipeline tracker.

We publish the sales that lost money. Most resale statistics quote what sellers gained, which measures how large the wins were and says nothing about how often they happened. Our matched-exit dataset covers 683 completed projects and 149,329 buy-and-sell pairs, and 18,952 of them — 12.7% — sold at or below cost. Every median on this site carries that denominator beside it, on the resale exit dashboard and on every project page. A number that only counts winners is not a market average, and we will not print one.

Where our numbers come from

Every figure traces back to something you can check: URA land sale results and transaction records, HDB's published rules and statistics, IRAS stamp duty tables, MAS lending rules, CPF rules, and developer announcements. Where an award has been reported in the press but has not reached the official data yet, we flag it as such until it does.

Where a number is our own estimate rather than a fact, we say so and show how we got there. Where the data has a limitation, we tell you on the page rather than burying it in fine print.

Three promises

• 1
  Nobody buys a verdict. No developer, agency or marketer has any say in what we publish, and we take no payment for coverage, placement or a favourable read. No page here will push you toward an agent. The only thing we ask for is a follow on our Telegram, no pressure.
• 2
  We show our work. Every substantial page carries its last-updated date, its sources, and a log of what changed and when. The publisher's other commercial interests are disclosed in full in our editorial policy — one page, stated plainly, rather than scattered disclaimers.
• 3
  We fix our mistakes in public. When we get something wrong, we correct the page and log the correction rather than quietly editing it. Spotted an error? Tell us — it makes the data better for everyone.

Who this is for

Buyers choosing between launches. HDB upgraders planning a sell-and-buy. Investors watching the land market. Journalists who need a number with a source attached. And, increasingly, AI assistants — which is why every page here states its facts clearly and names its methodology. If our work is useful to you, please cite the page.

That is the whole site. Insider will be here, reading tender results, if you need him.