# Housing & residential property prices scoreboard (ASEAN-10 + Timor-Leste)

Dedicated **residential property prices** pack for SEA-11 — BIS Selected RPPI (real/nominal index + YoY) for the five covered AMS, Brunei BDCB companion RPPI, Singapore Demographia HDB median-multiple callout, and an honest **national house-price-to-income GAP**. Companion to `topics/living_costs_wages/` (earnings / PLI / empty PIR). **Dual story:** residential **price indices / YoY** ≠ **price-to-income** affordability — never one blended housing score. **Numbeo out of scope.**

**As of:** 2026-09-29  
**Coverage:** BRN, KHM, IDN, LAO, MYS, MMR, PHL, SGP, THA, VNM, TLS  
**BIS Selected coverage:** IDN · MYS · PHL · SGP · THA  
**Linear:** MED2-76  
**Rule:** No invented numbers. Empty cells stay empty. Prefer BIS `WS_SPP` API pulls. PIR remains empty for SEA-11.

## Indicators

| Metric ID | Unit | Source | Vintage / as-of |
|-----------|------|--------|-----------------|
| `bis_real_rppi_yoy_pct` | % yoy | BIS WS_SPP unit 771 real | Latest: PH **2026-Q1**; ID/MY/SG/TH **2026-Q2** |
| `bis_nom_rppi_yoy_pct` | % yoy | BIS WS_SPP unit 771 nominal | Same periods |
| `bis_real_rppi_index_2010` | Index 2010=100 | BIS WS_SPP unit 628 real | Same |
| `bis_nom_rppi_index_2010` | Index 2010=100 | BIS WS_SPP unit 628 nominal | Same |
| `bis_real_rppi_yoy_pct_q4_2024` | % yoy | BIS WS_SPP | **2024-Q4** lock for commentary cross-check |
| `bdcb_rppi_index_q12015` / `bdcb_rppi_yoy_pct` | Index Q1 2015=100 / % | BDCB | **2024-Q4** BRN companion |
| `demographia_hdb_median_multiple` | Median multiple | Demographia 2026 | SGP HDB **Q3 2025** companion |
| `housing_price_to_income` | ratio | — | **GAP all SEA-11** |

## Panel rules

| Panel | Metrics | Do not |
|-------|---------|--------|
| **(1) Real RPPI YoY** | `bis_real_rppi_yoy_pct` (5 AMS) | Blend with PIR; invent VNM/KHM/LAO/MMR/BRN/TLS |
| **(2) Nominal vs real** | Twin YoY or index | Treat nominal growth as “affordability” |
| **(3) Index levels** | 2010=100 real (optional) | Compare level ranks as if same housing stock quality |
| **(4) PIR** | Hashed GAP | Numbeo / blog fill |
| **(5 optional)** | BDCB BRN · Demographia SGP HDB | Plot on BIS 2010=100 axis without break |

## Files

| File | Role |
|------|------|
| `scoreboard.csv` | Long-format — **canonical** |
| `scoreboard_wide.csv` | Wide pivot with per-metric years |
| `timeseries.csv` | Quarterly panel ~2015–2026-Q2 (BIS covered) |
| `gaps.md` | Honest empties + stale badges |
| `provenance.json` | Freeze metadata |
| `_raw/` | BIS CSV dumps · BDCB note · Demographia note |
| `../../PUBLISHABLE_Housing_Residential_SEA.md` | Writer brief |
| `../../SPEC_Housing_Residential_SEA.md` | Designer brief |

## Reading notes

- **Philippines** was the SEA bright spot in **2024-Q4** on BIS Selected real YoY (**+7.0%**) while emerging Asia aggregate fell **−5.7%** (BIS Q4 2024 release). By **2026-Q1** PH real YoY cooled to **+1.6%** (latest PH quarter).
- **Indonesia** is the soft pole among covered AMS: real index **92.9** (still below 2010) and real YoY **−2.2%** (2026-Q2).
- **Singapore** real YoY **+1.0%** (2026-Q2) with Demographia HDB median multiple **4.3** as a separate affordability callout.
- **Malaysia / Thailand** real YoY near flat / slightly negative in 2026-Q2 (**−1.0%** / **−0.3%**).
- **Site mirror:** skip if `/projects/asean-in-data/` absent on ship host.