Compares 2021–22 with 2024–25. Each type/tenure group must have 40 records in each period. A simple average price can rise just because more expensive types sold; this method reduces that particular distortion.
Weighted average of within-group median price changes; weights = 2021–22 sale counts
Limitations. Still affected by changing locations, sizes, condition and lease balances within groups. It is not a hedonic or repeat-sales index, a yearly growth rate, or the official MHPI.
The middle 50% band gives context around the median. A wider 10th–90th percentile band is available with at least 20 records. These describe the distribution of recorded sale prices.
Limitations. A wider spread can reflect more varied property types and sizes. It is not volatility through time, a valuation confidence interval or a standalone risk score.
Calculated from transactions
Market breadth
Is the price movement shared by many qualifying schemes?
Within each scheme, type/tenure groups need 20 records in both 2021–22 and 2024–25. At least five schemes must qualify before a percentage is shown. Zero movement is not counted as rising.
Schemes with positive controlled movement ÷ qualifying schemes × 100
Limitations. This favours better-covered schemes. It does not describe every neighbourhood or predict future growth. A scheme name is not an individual property identifier.
Available with assumptions · 5
Available with your assumptions
Residual land value & sensitivity
After building costs and a target profit, how much remains for the land?
Work backwards from an assumed completed development. Our static worksheet also varies selling prices and construction costs by ±10% to reveal sensitivity.
Land budget = (gross development value − non-land costs − profit) ÷ (1 + land acquisition cost rate)
Limitations. Include finance, premiums, infrastructure, fees, contingencies and taxes in the appropriate cost inputs. Timing is not modelled. Cross-check a positive residual against land comparables; a negative result signals infeasibility under the assumptions.
Singapore land tenders report price per gross floor area. This helps compare sites with different development densities. The land lab reports residual budget per site square foot and per gross floor square foot.
Gross floor area = site area × plot ratio; land price per GFA = land price ÷ gross floor area
Limitations. Gross floor area is not saleable area. Permitted density may not be achievable because of setbacks, height, terrain or other conditions. Obtain Malaysian local authority evidence; Singapore planning rules are not applied here.
Gross yield uses rent before costs. Capitalisation uses operating income after vacancy and operating expenses. Capital reserves, loan payments and income tax are separate in our model.
NOI = collected rent − operating expenses; cap rate = NOI ÷ price; income value = NOI ÷ assumed cap rate
Limitations. A cap rate needs comparable evidence and consistent expense treatment. A high yield can accompany high risk; it is not automatically a bargain. The lab has no verified rental feed.
Coverage of 1.00× means the modelled cash flow exactly matches debt service. Fannie Mae uses underwritten net cash flow; our simplified scenario uses your operating inputs and reserve allowance.
Cash flow after capital reserves ÷ annual principal and interest payments
Limitations. This is not a Malaysian borrower's personal debt-service ratio (DSR), a lender underwriting calculation or an approval threshold. No overseas minimum is applied to Malaysian lending.
Our unlevered model discounts cash flow after capital reserves. Resale uses the following year's NOI divided by the exit cap rate, less your disposal-cost allowance. The terminal contribution is shown separately.
Present value = sum of annual cash flow ÷ (1 + discount rate)^year + discounted net resale
Limitations. Results can depend heavily on the assumed resale value. Uniform income/cost growth and constant vacancy simplify reality. The model excludes financing and income taxes; change the inputs to stress-test the result.
How did prices change after accounting for property characteristics?
Singapore / URA
URA's private residential price index uses stratified hedonic regression. A well-specified model can reduce the influence of changes in the properties sold.
Estimate price using time plus attributes such as location, size, type and lease
Limitations. We would need more reliable attributes, location detail, validation and out-of-sample testing. The current type/tenure grouping is not a hedonic model and is not labelled as one.
How did the same homes change in price between sales?
United States / FHFA
FHFA uses a weighted repeat-sales approach. Comparing a home with its own earlier sale reduces the effect of different homes selling in each period.
Estimate market movement from paired sale prices of the same property
Limitations. This export has no dependable unit-level identifier. Scheme names cannot identify the same house. Renovations, selection bias and sparse repeat sales still require treatment.
Are house prices rising faster than incomes or rents?
Cross-country research / OECD
OECD compares indexed house prices with disposable income per head or rent indices. These help monitor broad affordability and relative pricing over time.
Price index ÷ income-per-person index; price index ÷ rent index
Limitations. They are not an individual's affordability test. A local median-home-price / annual-household-income multiple is a different measure. We need matching geography, dates and population definitions before calculating either series.
How much stock is available relative to the rate of sales?
US market reporting / NAR
Inventory and absorption provide context for competition between sellers. Time on market additionally needs verified listing and completion histories.
Months of supply = active inventory ÷ monthly sales pace
Limitations. Transaction record counts alone cannot produce either measure. We lack active inventory, listing dates, withdrawals and matched sales. No supply, demand or liquidity score is inferred from the NAPIC snapshot.
Which legally permissible and feasible use supports the land's value?
Malaysia / Malaysian Valuation Standards
This is a valuation framework rather than a single score. It helps examine whether an existing use or a supportable alternative is relevant to a site's value.
Test legal permission, physical possibility, financial feasibility and the most productive use
Limitations. A higher plot ratio or hypothetical rezoning does not establish market value. Title, local planning, access, infrastructure, tenure and development costs must be evidenced. The lab tests a supplied proposal; it does not determine highest and best use.
NAPIC / JPPH open transaction export · captured 29 September 2026. 509,476 source rows, January 2021–June 2026. Recent periods and registration counts are incomplete. These are source records, not a verified count of unique deeds. Source manifest.