Landed Guide · Episode 3 · 51s
Why Two Valuations on the Same Landed Home Disagree
Two bankers can value the same landed home hundreds of thousands apart. That's not sloppiness — it's what happens when there's almost nothing to compare it to.
Key takeaways
- 1
A condo has near-identical units to price against — same stack, different level. A landed street might have had no sales at all this year.
- 2
Most landed transaction records don't carry a meaningful project name, so comparables are matched by street, district and house type instead.
- 3
So the search widens: same street first, then 500m, then 1km, then 2km. The further out it reaches, the looser the comparison gets.
- 4
What's standing on the plot moves it again — a one-level house, a two-level, and a brand-new rebuild on the same land are three different numbers. A cluster or strata home isn't a comparable at all.
- 5
Get an estimate before you commit, not after. Anything quoted from my own transactions is my experience rather than a published statistic, and any figure from me or the tool is an indicative estimate, not a formal valuation — a bank's valuer will form their own view.
Thinking about a landed purchase or sale?
Land, plot and rebuild potential decide landed value — and they are not what the listing's built-up number tells you. Start with a proper read of your plot.