Annual Value Estimator Singapore (2026)

The Annual Value (AV) is the estimated annual rent your property could fetch on the open market if it were rented out, excluding furniture, furnishings, and maintenance fees. IRAS assesses the AV using comparable transacted rentals from URA caveat data and reviews it annually. AV is the base on which Singapore property tax is calculated for both owner-occupied and non-owner-occupied properties.

IRAS uses comparable rental transactions for similar properties in your area — same property type, similar size, floor, age, and condition — sourced primarily from URA caveat filings. They apply adjustments for unit-specific attributes (view, floor level, condition, lease remaining for private property) to arrive at your AV. The methodology is published on the IRAS website and is meant to reflect a fair market rental rate, regardless of whether your property is actually rented out.

Three common reasons. First, AV excludes furniture, furnishings, and maintenance fees — your actual asking rent typically includes some of these. Second, IRAS uses comparable transacted rents, not asking prices, so a buoyant asking market does not immediately translate to higher AV. Third, AV revaluations lag market changes — IRAS reviews annually but with a deliberate smoothing to avoid sharp year-over-year swings. If your AV is materially out of line with comparable transacted rentals, you can file an objection within 30 days of the Valuation Notice.

Most owner-occupied HDB flats pay very little or no property tax. A typical 4-room HDB has an AV around $11,000, which falls within the first $12,000 owner-occupied band taxed at 0%. A 5-room HDB at AV $14,400 pays roughly $96 a year (4% on the $2,400 above the $12,000 threshold). An Executive HDB at AV $18,000 pays around $240. Non-owner-occupied rates start at 12% from dollar one, so rented-out HDBs pay materially more.

CHAS uses tiered AV bands: AV ≤ $21,000 qualifies for the highest subsidy tier; AV $21,001–$31,000 qualifies for an intermediate tier; AV > $31,000 generally does not qualify. GST Voucher (Cash) uses an AV ceiling of $31,000. U-Save (HDB households) uses $21,000. So most HDB households qualify automatically across all three schemes; most private-property households do not qualify for CHAS-full or U-Save but some may still qualify for GSTV-Cash up to $31,000. Verify current cycle figures at lifesg.gov.sg / govbenefits.gov.sg.

Yes. Log in to myTax Portal with SingPass, go to "Property" → "View Property Dashboard". Your current AV is displayed alongside the property tax payable for the year. You can also see the AV history (typically going back 5 years) to track how IRAS has revalued the property. The same dashboard lets you switch the owner-occupier flag if you move in or move out, and apply for the owner-occupier concessionary tax rate.

AV is IRAS's formal valuation of annual rental potential, used for property tax assessment. Market rental is what the property actually achieves (or could achieve) on a current tenancy agreement. The two are correlated but not identical: AV typically lags market rental in rising markets and may exceed market rental briefly in falling markets, depending on revaluation timing. IRAS deliberately smooths AV to prevent sharp swings in property tax bills year-over-year.