# Housing & residential property prices — gaps & caveats (SEA-11)

**As of:** 2026-09-29  
**Pack:** `topics/housing_residential/scoreboard.csv`

## Hard gaps (empty cells — do not invent)

| Gap | Countries | Why |
|-----|-----------|-----|
| BIS Selected RPPI (index + YoY, real/nominal) | **VNM, KHM, LAO, MMR, BRN, TLS** | Not in BIS `WS_SPP` Selected residential property prices coverage. SEA BIS AMS = **ID / MY / PH / SG / TH** only. |
| `housing_price_to_income` (national PIR) | **All SEA-11** | No locked official / World Bank / ADB / OECD national house-price-to-income series for ASEAN-10 + Timor-Leste. Leave empty. |
| Numbeo / crowd-sourced COL & property PIR | **All** | **Out of scope** as primary comparable. Never seed scoreboard. |
| Demographia median multiple | **All except SGP companion** | Demographia 2026 covers eight nations; only **Singapore HDB resale** is in-scope for SEA. City/HDB segment ≠ national PIR. |
| BIS-comparable RPPI for Brunei | **BRN** | BDCB publishes national RPPI (base **Q1 2015=100**) — companion only; **not** spliceable to BIS 2010=100 panel. |

## Stale / vintage badges

| Indicator | Country | Period | Note |
|-----------|---------|--------|------|
| BIS real/nominal RPPI | **Philippines** | **2026-Q1** | Latest available lags peers on **2026-Q2** — badge quarter; do not force Q2. |
| BIS real/nominal RPPI | ID / MY / SG / TH | **2026-Q2** | Latest Selected series pull 2026-09-29. |
| BDCB RPPI | Brunei | **2024-Q4** | Older than BIS peers; separate base year. |
| Demographia HDB multiple | Singapore | **Q3 2025** (2026 edition) | Segment affordability only. |

## Source consistency choices

1. **Primary comparable panel** — BIS Selected residential property prices (`WS_SPP`): real & nominal index (2010=100) + YoY %. Prefer **real YoY** for the growth storyboard.
2. **Dual story** — Residential **price indices / YoY** ≠ **price-to-income** affordability. Never mash into one “housing affordability” ranking.
3. **Brunei** — Show BDCB companion strip or footnote; never plot on the same 2010=100 axis as BIS without a clear base-year break.
4. **Singapore Demographia** — Optional callout card only; never rank against BIS YoY bars.
5. **Q4 2024 lock** — `bis_real_rppi_yoy_pct_q4_2024` preserves the BIS quarterly release vintage (PH real YoY **+7.0%** on Selected series; emerging Asia aggregate **−5.7%** per BIS Q4 2024 commentary).

## Reading rule

Empty `value` cells (PIR all; BIS for VNM/KHM/LAO/MMR/BRN/TLS) are intentional. Never zero-fill. Never invent PIR from Numbeo or blogs.