Like-for-like first
HDB resale prices by flat type
Compare 2-room through Executive flats with consistent windows, transaction counts and town breakdowns.
Why flat type changes the comparison
Overall HDB medians move when the mix of sold flats changes. Separating flat types reduces that distortion, but it does not remove differences in floor area, town, storey, model or remaining lease.
Use a flat-type page for the market view, then inspect an exact block before applying the number to a unit.