Top picks for you
All towns ranked
Score = 70% estimated return + 30% liquidity, then up to ±15 points for amenities that matter to your life stage. Click a town to see its price trend.
| # | Town | Score | Price trend / yr | Est. return / yr | Sales / yr | Avg price | Avg size | Within budget | Amenities |
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How it works
- Flat age: CPF can be used in full when the flat's remaining lease lasts until the youngest buyer is 95. The app only counts flats meeting that requirement (minimum 20 years left).
- Price trend: yearly trend in average price per sqm for matching flats (rolling 12-month periods). It uses the last 5 years if you plan to hold for 5 years, otherwise the last 10 years.
- Estimated return: the price trend minus the value a flat loses as its lease runs down over your holding period. The lease effect is estimated from recent sales: within each town, it compares prices of flats with different lease lengths.
- Budget from finances: maximum loan where the monthly instalment is at most 30% of income (Mortgage Servicing Ratio), up to 75% of the price, repaid by age 65. Uses an HDB loan at 2.6% if household income is $14,000 or less, otherwise a bank loan tested at 4%. The rest of the price, buyer's stamp duty and about $3,000 in fees come from CPF OA and cash. Grants and cash over valuation are not included.
- Liquidity: average number of matching resale transactions per year over the last 3 years.
- Amenities: MRT/LRT stations, primary schools and CHAS clinics per 10,000 HDB homes in the town, weighted by life stage: couples favour MRT, families favour schools, retirees favour clinics. Amenities are mapped by URA planning area, which roughly matches HDB towns.
- Within budget: share of matching flats sold in the last 12 months at or below your budget. Towns where under 25% fit are left out of the top picks.
- Towns with fewer than 5 matching sales in the last 12 months are marked as too little data.
This is a data tool based on past transactions, not financial advice. Past growth does not guarantee future returns. Check HDB and CPF rules for your own eligibility.