How much should I offer for an HDB resale flat?

Start below fair value, aim for fair value, and set a ceiling you will not cross. A sensible opening bid sits a few percent under the median of recent sales for the same block and flat type. Your target is that median, adjusted for floor level, remaining lease, and condition. Your ceiling is around the top quartile of comparable sales. SGHaus works out all three from recent transactions, so you anchor to real prices instead of the asking price.

How much below valuation can I offer?

Most flats today transact above the official valuation, so the real question is how your offer compares to recent sold prices, not to the valuation figure. A data-led opening bid usually sits a few percent under the median of recent comparable sales. If a flat needs renovation, sits on a low floor, or has a shorter remaining lease, a wider gap is justified. Anchor to what similar flats actually sold for, not to the seller's asking price.

What is a fair COV right now?

Cash over valuation is the cash you pay above a flat's official valuation, and it cannot be covered by your loan or CPF. A fair COV depends entirely on the town, flat type, and how hot demand is, so there is no single number. The honest way to gauge it is to look at what similar flats recently sold for and work backwards. SGHaus shows you the spread of recent transaction prices, so you can judge whether a seller's expected COV is in line with the market or ahead of it.

Should I offer at, above, or below the asking price?

Treat the asking price as one data point, not the anchor. Sellers set asking prices and they often sit above fair value, so matching them can mean overpaying. Open below fair value, negotiate toward your target, and walk away above your ceiling. SGHaus gives you those three numbers from recent sold prices, so the asking price stops driving your decision.

How accurate is the offer range?

The range is built from thousands of recent resale transactions for the same town and flat type, so it reflects what buyers and sellers are actually agreeing to right now, not list prices or opinions. It cannot see inside a specific unit, so it does not account for renovation quality, facing, view, or noise. Treat the three numbers as a data-backed starting point and adjust for what you find on your viewing.

Yes. SGHaus is completely free to use. Enter a listing and you get your opening bid, target price, and hard ceiling with no sign-up and no payment. You can also save reports and compare flats side by side at no cost.

Know what to offer before you walk in.

Enter the listing. Get your opening bid, your target price, and the number you should never go past.

Opening bid

Where you start the conversation

Target price

What the flat is actually worth

Hard ceiling

The number you never go past

Property details

Enter the listing details to get your personalised offer range.

Town

Flat Type

Street Name

Block

Storey Range

Floor Area (sq ft)

Get a more accurate offer for this flat

A quick 2-minute condition check adjusts your numbers and estimates renovation costs for each area of the unit. The closer you get to reality, the stronger your position.

Saved Reports

No saved reports yet. Run an analysis and save it to build your shortlist.

Making an offer on an HDB resale flat

SGHaus is a free HDB price checker and offer calculator for resale buyers. Enter a listing and you get three numbers grounded in real resale transactions: an opening bid to start from, a target price that reflects fair value, and a hard ceiling you should not cross. It is built for first-time buyers and anyone who would rather negotiate from data than from the asking price.

Common questions

How much should I offer for an HDB resale flat?: Start below fair value, aim for fair value, and set a ceiling you will not cross. A sensible opening bid sits a few percent under the median of recent sales for the same block and flat type. Your target is that median, adjusted for floor level, remaining lease, and condition. Your ceiling is around the top quartile of comparable sales. SGHaus works out all three from recent transactions, so you anchor to real prices instead of the asking price.
How much below valuation can I offer?: Most flats today transact above the official valuation, so the real question is how your offer compares to recent sold prices, not to the valuation figure. A data-led opening bid usually sits a few percent under the median of recent comparable sales. If a flat needs renovation, sits on a low floor, or has a shorter remaining lease, a wider gap is justified. Anchor to what similar flats actually sold for, not to the seller's asking price.
What is a fair COV right now?: Cash over valuation is the cash you pay above a flat's official valuation, and it cannot be covered by your loan or CPF. A fair COV depends entirely on the town, flat type, and how hot demand is, so there is no single number. The honest way to gauge it is to look at what similar flats recently sold for and work backwards. SGHaus shows you the spread of recent transaction prices, so you can judge whether a seller's expected COV is in line with the market or ahead of it.
Should I offer at, above, or below the asking price?: Treat the asking price as one data point, not the anchor. Sellers set asking prices and they often sit above fair value, so matching them can mean overpaying. Open below fair value, negotiate toward your target, and walk away above your ceiling. SGHaus gives you those three numbers from recent sold prices, so the asking price stops driving your decision.
How accurate is the offer range?: The range is built from thousands of recent resale transactions for the same town and flat type, so it reflects what buyers and sellers are actually agreeing to right now, not list prices or opinions. It cannot see inside a specific unit, so it does not account for renovation quality, facing, view, or noise. Treat the three numbers as a data-backed starting point and adjust for what you find on your viewing.
Is SGHaus free?: Yes. SGHaus is completely free to use. Enter a listing and you get your opening bid, target price, and hard ceiling with no sign-up and no payment. You can also save reports and compare flats side by side at no cost.