How to compare property listings
Price per square meter, land share, management, age, location, and legal status.
Compare listings on price per square meter, land share, management and reserve quality, building age, location and station distance, and legal status (rebuildability, leasehold, hazards) — not just the headline price and photos.
Key points
- Compare price per square meter and the land share, not just the total price.
- Weigh management and reserve quality for a condominium.
- Factor building age, location, and station distance into value.
- Check legal status — rebuildability, leasehold, and hazard exposure.
Normalize before you compare
Two listings at the same price can be very different. Normalize them: compute price per square meter, note the land share (which drives long-run value), and for a condominium weigh the management and reserve quality against a cheap-looking fee. Factor in building age, location, and station distance, and verify the asking price against transaction comparables from MLIT’s library and REINS rather than trusting the listing’s number.
Check legal status
A low price often reflects a legal or physical constraint. Check the legal status of each listing: whether the property is rebuildable and has adequate road frontage, whether it is freehold or leasehold (and if leasehold, the type and remaining term), and its hazard exposure. A cheaper listing that is non-rebuildable, leasehold with a short term, or in a high-hazard zone is not comparable to a conventional freehold property at a higher price — the difference is in the constraints, not just the number.
Key points to carry away: Compare price per square meter and the land share, not just the total price; Weigh management and reserve quality for a condominium; Factor building age, location, and station distance into value; Check legal status — rebuildability, leasehold, and hazard exposure. Use the linked guides and calculators for the full decision, and confirm anything material with the lender, a licensed broker, a judicial scrivener, or a tax accountant before you act.
Who this is for
- Buyers shortlisting listings
- Anyone checking whether a price is fair
What this is not
- A formal appraisal
- A low headline price often reflects a legal or physical constraint; normalize and check legal status before comparing.
Frequently asked questions
How do I estimate resale value?
Use transaction comparables, land share, building condition, tenure, and future buyer financeability.
Why is station distance important?
It strongly affects convenience, tenant demand, and resale depth in many markets.
What is non-rebuildable property?
A property that cannot ordinarily receive permission for a replacement building under current access or planning rules.