Most people only think about a property valuation when a bank orders one for a home loan. But there are plenty of moments when you need to commission your own formal valuation, for probate, a divorce, an en-bloc sale, a gift or transfer, or simply to know what your property is genuinely worth, and in those situations the quality and independence of the valuer really matters.
I researched this the way I approach everything in this series, focusing on which firms carry genuine, accredited valuation expertise rather than a quick online estimate. A proper valuation in Singapore is done by a professional valuer, and you can and should check their accreditation with the Singapore Institute of Surveyors and Valuers, the industry body for the profession.
Below are the nine property valuers and firms I would trust in 2026, plus the context that matters: when you actually need a formal valuation, what it costs, and how to verify a valuer's credentials. If you are assembling a wider property team, see my guides to the best property agents and best conveyancing lawyers in Singapore.
Key Takeaways
- 1 A formal valuation is needed for probate, divorce, en-bloc, gifts and disputes, not just for a bank loan.
- 2 For institutional-grade valuation reports, Knight Frank, Edmund Tie, Savills, JLL, CBRE and Colliers lead.
- 3 Always use an accredited valuer. Check membership of the Singapore Institute of Surveyors and Valuers (SISV).
- 4 A formal residential valuation report typically costs a few hundred dollars, far more rigorous than a free online estimate.
- 5 For a bank loan the bank appoints its own valuer; you commission your own for legal, tax and dispute purposes.
When you actually need a property valuation
A valuation is far more than a bank formality. Here are the situations where a formal, independent valuation report genuinely matters.
- Bank financing. When you take a home loan, the bank appoints its own valuer to confirm the property is worth the loan. You do not choose this one, but it can affect how much you can borrow.
- Probate and estate. When an owner passes away, a valuation establishes the property's value for the estate and any distribution among beneficiaries.
- Divorce and matrimonial assets. A fair, independent valuation is often needed to divide the matrimonial home in a divorce.
- En-bloc sales. Collective sales rely on professional valuations to set the reserve price and apportion proceeds fairly among owners.
- Gifts, transfers and stamp duty. When a property changes hands not at arm's length, such as a gift or a transfer between family, IRAS requires a market valuation to assess stamp duty. See the IRAS guidance.
- Disputes and insurance. A valuation supports a legal dispute, a partnership dissolution, or setting the reinstatement value for insurance.
In every one of these, an accredited, independent valuer gives you a report that stands up to scrutiny, unlike a free online estimate. Verify any valuer's standing with the SISV before you engage them.
What a valuation costs, and online estimates
There is a big difference between a formal valuation report and a free online estimate, and it is worth understanding before you pay for either.
A formal valuation report for a residential property typically costs a few hundred dollars, with the exact fee depending on the property type, value and complexity. It is prepared by a qualified valuer who inspects the property, analyses comparable transactions, and produces a signed report that banks, courts, IRAS and other parties will accept. That credibility is what you are paying for.
A free online estimate or an indicative bank valuation is useful for a rough sense of value, but it is not a substitute. It is not inspected, not signed, and not accepted for legal, tax or probate purposes. Treat it as a starting point, not a document you can rely on.
For most private transactions, the bank's appointed valuation is what governs your loan. You commission your own formal valuation when you need an independent, defensible figure for a legal, tax or dispute purpose. When in doubt, a quick call to any of the firms below will tell you which you need.
1. Knight Frank Singapore
Knight Frank is my top pick for property valuation, especially for higher-value and prime property. Its valuation and advisory practice is one of the most respected in Singapore, producing institutional-grade reports across residential, commercial and specialised assets, and its global standards give the reports weight with banks, courts and international parties.
For a prime home, a landed property with rebuild potential, or any valuation where the figure needs to be robust and defensible, Knight Frank's depth is hard to beat. It is the first name I would call for a serious valuation.
Website: knightfrank.com.sg
Best known for: Institutional-grade valuation, prime and specialised assets
2. Edmund Tie (ETC)
Edmund Tie, now ETC, is a firm whose heritage is genuinely rooted in valuation, which is exactly why I rate it here. Valuation and advisory have long been core to what it does, and that depth shows in the rigour of its reports across residential, commercial and industrial property.
For a valuation where you want an established local firm with decades of experience across market cycles, ETC is a strong, credible choice. Its advisory-led culture means the numbers come with genuine market context, which matters when the figure has to hold up in a dispute or a transaction.
Website: etcsea.com
Best known for: Deep valuation heritage across all property types
3. Savills Singapore
Savills brings a well-regarded valuation practice within its full-service global platform, and I rate it especially where a valuation sits alongside investment or advisory needs. Its valuers produce professional reports across residential and commercial property, backed by the firm's research and international standards.
For an investor or owner who wants a valuation from a globally recognised name, or who is weighing a property decision that spans valuation, investment and sale, Savills is a natural, well-resourced choice.
Website: savills.com.sg
Best known for: Global-standard valuation with investment context
Recommended reads
4. JLL Singapore
JLL is one of the global heavyweights in property services, and its valuation and advisory team is a strong choice for anything institutional or complex. It produces valuations across the full spectrum of property, from residential to large commercial and industrial assets, to international standards that satisfy banks, funds and courts.
For a high-value or commercial valuation, or any case where you want a globally recognised firm behind the report, JLL is a dependable, top-tier option. Its scale and research depth make it particularly suited to complex or portfolio valuations.
Website: jll.com.sg
Best known for: Institutional and commercial valuation at global standards
5. CBRE Singapore
CBRE is another global leader with a deep valuation and advisory practice, and I rate it alongside JLL for institutional-grade work. Its valuers cover residential, office, retail and industrial property, and the firm's international reach and research resources give its reports strong credibility across all major purposes.
For a commercial property, an investment asset, or a complex residential valuation where you want a globally recognised name, CBRE is a solid, well-resourced choice. It is a natural firm to consider when the valuation has to satisfy sophisticated parties.
Website: cbre.com.sg
Best known for: Global-standard commercial and investment valuation
6. Colliers Singapore
Colliers rounds out the trio of global firms with a strong valuation and advisory services arm. It handles valuations across residential, commercial and industrial property, and brings the same international standards and research depth as its global peers, which makes its reports widely accepted.
For a commercial or higher-value valuation, or any situation where a globally recognised firm adds weight, Colliers is a credible, capable option alongside JLL and CBRE. It is particularly useful for investment and advisory-led valuation needs.
Website: colliers.com
Best known for: International-standard valuation and advisory
7. Cushman & Wakefield
Cushman & Wakefield is a global commercial real estate services firm with a respected valuation and advisory practice, and I include it for its strength on the commercial and investment side. Its valuers handle office, retail, industrial and residential property with international rigour, which suits owners and investors who need a report that stands up to institutional scrutiny.
For a commercial asset or an investment-grade valuation, Cushman & Wakefield brings genuine global expertise. It is a strong choice where the property or the purpose sits beyond the straightforward residential case.
Website: cushmanwakefield.com
Best known for: Commercial and investment-grade valuation
8. OrangeTee & Tie
OrangeTee & Tie is my pick for a valuation backed by genuinely strong local research. Its advisory and research arm is one of the most respected in the Singapore market, and that data depth feeds directly into well-grounded valuations, particularly for residential property across the island.
For a residential valuation where you want a capable local firm with serious analytical backing, OrangeTee is a solid choice. Its research-led approach means the figure comes with real market evidence behind it.
Website: orangetee.com
Best known for: Research-backed residential valuation
Contact OrangeTee & Tie directly
9. PropNex
PropNex rounds out the list as a large, accessible firm that offers valuation services alongside its agency work. For a straightforward residential valuation, its scale and reach make it a convenient, credible option, particularly if you are already dealing with the firm on a sale or purchase.
It is not the specialist institutional-grade choice that the global firms are, but for a standard residential valuation handled by an accredited valuer, PropNex is a practical, widely available option. As always, confirm the individual valuer's accreditation before you proceed.
Website: propnex.com
Best known for: Accessible residential valuation from a large agency
Frequently asked questions
How much does a property valuation cost in Singapore?
A formal valuation report for a residential property typically costs a few hundred dollars, varying with the property type, value and complexity. Commercial and specialised valuations cost more. This is for an inspected, signed report by a qualified valuer, which is very different from a free online estimate or an indicative bank figure, neither of which is accepted for legal, tax or probate purposes.
When do I need a property valuation?
You need a formal valuation for probate and estate matters, dividing matrimonial assets in a divorce, en-bloc sales, gifts or transfers not at arm's length (which IRAS assesses for stamp duty), insurance reinstatement, and legal disputes. For a bank loan, the bank appoints its own valuer. You commission your own valuation when you need an independent, defensible figure for a legal or tax purpose.
How do I check if a property valuer is accredited?
Look for membership of the Singapore Institute of Surveyors and Valuers (SISV), the professional body for the industry, and confirm the valuer is a qualified, practising professional. All the established firms in this list employ accredited valuers. For any smaller or unfamiliar valuer, verify their standing with the SISV before you engage them.
Is a bank valuation the same as an independent valuation?
Not quite. A bank valuation is commissioned by the bank to protect its loan, and you do not choose the valuer or necessarily see the full report. An independent valuation is one you commission yourself, giving you a signed report you control and can use for legal, tax, probate or dispute purposes. For those purposes you need your own valuation, not the bank's.
Can I just use an online property valuation tool?
Only for a rough idea. Online estimates and indicative bank valuations are handy for a ballpark figure, but they are not inspected, not signed by a qualified valuer, and not accepted for any legal, tax or official purpose. Whenever the figure actually matters, commission a formal valuation from an accredited firm.
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For a property valuation in Singapore, choose the firm to match the job. For institutional-grade or prime property, Knight Frank, Edmund Tie and Savills lead, with JLL, CBRE, Colliers and Cushman & Wakefield strong on commercial and complex assets. For a solid residential valuation, OrangeTee and PropNex are accessible options.
Whatever you need, use an accredited valuer, confirm their standing with the SISV, and remember that a free online estimate is no substitute for a signed report when the figure matters. For the rest of your property team, see my guides to the best property agents and the best conveyancing lawyers in Singapore.
The Terris in Terris Recommends
Terris
Chief Recommender · I do the digging so you don't have to
Terris is a Singapore-based web designer and digital strategist who has spent 8+ years building websites for local businesses. His Terris Recommends series shares personal picks for the best service providers across Singapore, informed by his experience working with businesses across industries.
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