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Property Valuation Report — Cost, Process, and What to Expect
Every bank loan needs a valuation. The bank needs to know the property's market value before they lend. Here's what it costs, how it works, and what happens when the number comes in lower than you expected.
Answer: A property valuation costs $300–$500 for condos/HDB, $500–$800 for landed. The bank arranges it (you can't choose the valuer), you pay. Takes 3–5 working days. If the valuation comes in below purchase price, you cover the gap in cash only (no CPF, no loan).
Valuation Costs by Property Type
| Property Type | Typical Cost | Who Pays | Who Arranges |
|---|---|---|---|
| HDB resale (bank loan) | $300–$400 | Buyer | Bank |
| HDB resale (HDB loan) | $0 | — | HDB (automatic) |
| Condo / apartment | $300–$500 | Buyer | Bank |
| Landed (terrace/semi-D) | $500–$700 | Buyer | Bank |
| Landed (detached/GCB) | $600–$800 | Buyer | Bank |
| Refinancing | $300–$500 | Borrower (sometimes bank absorbs) | New bank |
HDB loan valuations are done by HDB-appointed valuers at no cost to buyer. Bank loans always require an independent valuation at buyer's expense.
How the Process Works
1. You apply for a bank loan
Submit your loan application with property details (address, unit number, floor area, tenure). The bank reviews your eligibility (TDSR, income, credit) in parallel with arranging the valuation.
2. Bank appoints a panel valuer
Each bank has an approved panel of licensed valuers (IVAS-registered). The bank picks one — you don't get to choose. This ensures the valuation is independent and unbiased.
3. Valuer inspects the property
For a condo: 15–30 minutes. They check condition, floor, facing, layout, and note any renovations. For landed: longer, includes land area, built-up area, and structural condition. The current owner (or agent) needs to provide access.
4. Report submitted to bank (3–5 working days)
The valuer compares recent transactions of similar units, adjusts for floor level, facing, condition, and tenure. The report goes directly to the bank. You typically don't see the full report — the bank just tells you the valuation figure.
5. Bank uses valuation to determine your loan
LTV is calculated on the lower of valuation or purchase price. If valuation = $1,000,000 and you're buying at $1,000,000, max loan at 75% LTV = $750,000. If valuation = $950,000, max loan = $712,500 — and you need extra cash for the gap.
What If Valuation Is Lower Than Purchase Price?
This is one of the most stressful situations in a property transaction. Let's walk through the math.
| Valuation = Price | Valuation $50,000 Below | Valuation $100,000 Below | |
|---|---|---|---|
| Purchase price | $1,000,000 | $1,000,000 | $1,000,000 |
| Valuation | $1,000,000 | $950,000 | $900,000 |
| Max loan (75% LTV) | $750,000 | $712,500 | $675,000 |
| Cash + CPF needed | $250,000 | $287,500 | $325,000 |
| Of which: COV (cash only) | $0 | $50,000 | $100,000 |
The COV amount must be paid in cash — you cannot use CPF or borrow it. This is on top of your normal 5% cash downpayment and stamp duty. A $100,000 shortfall means finding $100,000 in extra cash. Always stress-test your budget for this scenario.
What Affects Your Valuation
Positive factors
- • Recent nearby transactions at higher prices
- • Higher floor level (better view, more light)
- • Good facing (unblocked, no west sun)
- • Well-maintained common areas and facilities
- • Upcoming MRT station or infrastructure
Negative factors
- • Short remaining lease (under 60 years especially)
- • Low floor or unfavourable facing
- • Poor condition of unit or development
- • Declining prices in the area
- • Irregular layout or small size
HDB Valuation — Different System
For HDB resale, the valuation process is separate from private property.
HDB loan
HDB appoints the valuer and handles the process. No fee to buyer. The valuation is done after you submit your resale application. Takes about 2 weeks. This valuation determines your HDB loan amount and CPF usage limit.
Bank loan for HDB
The bank arranges its own valuation (at your cost, $300–$400). The bank's valuation may differ from HDB's. The bank uses its own valuation to determine LTV. You may end up with two different valuations for the same flat.
Know the valuation risk — stress-test your numbers.
See how a valuation shortfall affects your cash needed. Adjust the purchase price and see what happens at different LTVs.
FAQ
How much does a property valuation report cost in Singapore?
For condos and HDB flats: $300–$500. For landed properties: $500–$800 depending on size and complexity. The fee is paid by the buyer (or refinancing borrower). Some banks absorb the cost as part of refinancing packages, especially for larger loans.
Who arranges the valuation — me or the bank?
The bank arranges it. When you apply for a mortgage or refinance, the bank appoints a licensed valuer from their panel. You don’t get to choose the valuer. The valuer inspects the property and submits the report directly to the bank. You pay the fee but the bank controls the process.
When is a valuation report required?
For any bank loan application (purchase or refinance). Banks need an independent valuation to determine LTV (loan-to-value) and maximum loan amount. HDB valuations for resale flats are done differently — HDB appoints the valuer through their system. For CPF usage, the valuation also determines the withdrawal limit.
What happens if the valuation is lower than the purchase price?
The bank lends based on the lower of valuation or purchase price. The difference (Cash Over Valuation or COV) must be paid in cash — you cannot use CPF or loans. For example, if you buy at $1.1M but valuation is $1M, the $100K gap is pure cash. This is one of the biggest cash flow surprises in property transactions.
Can I get a second valuation if I disagree with the first?
You can request it, but the bank isn’t obligated to accept a different valuation. Some banks will commission a second valuation (at your cost) if the first seems off. Alternatively, you can apply to a different bank — they’ll do their own valuation with a different panel valuer, which may come in higher or lower.
How long does a valuation take?
Typically 3–5 working days from the valuer’s inspection to the report being submitted to the bank. The inspection itself takes 15–30 minutes for a condo, longer for landed. Factor this into your purchase timeline — the bank can’t issue a formal letter of offer until the valuation is done.
Related
- Valuation Shortfall Cash Top-Up — what to do when valuation is low
- Bank Valuation vs Purchase Price — COV explained
- HDB Valuation vs Price — official vs market price
- Legal Fees for Property Purchase — other transaction costs
- HDB Resale Cash Over Valuation — COV rules for HDB
Last updated Feb 2026. Valuation fees and processes vary by bank and property type. This is informational, not financial advice.