Reading guide
How to read property medians and unit mix
A median describes the middle observation in one defined group. It does not make unlike homes comparable.
What a median says
Sort the recorded values from lowest to highest. With an odd number of observations, the median is the middle value. With an even number, the method must state how the two middle values are combined.
Illustrative example
Three made-up recorded prices
S$500,000, S$600,000 and S$900,000
The median is S$600,000 because it is the middle value after sorting.
This arithmetic is deliberately illustrative. It is not a real like-for-like transaction sample and makes no claim about a Singapore property.
Why unit mix can move a median
Suppose one period contains more small units and another contains more large units. The overall median can change because the mix changed, even if comparable units did not move by the same amount. The same issue applies to flat type, lease, floor, condition, tenure and location.
Compare medians only when the group definitions, dates and source coverage answer the same question. Prefer separate flat-type or project groups where available, and inspect each group’s count. Do not add group medians or take their average to create an overall market median.
What our reports do
Each report repeats stored aggregates for groups that meet its publication threshold. Reports disclose their dates, method, source snapshots and limitations. A historical transaction median is not an asking price, valuation, forecast or statement that a home is available now.