A recent survey has highlighted significant site-level disparities in commercial guidance rates, revealing that even within the same zone or neighborhood, guidance values can vary sharply based on specific plot characteristics. Factors such as plot shape, road width, frontage, proximity to key infrastructure, drainage capabilities, soil quality, and environmental sensitivities are driving these variations. The findings show that while macro-level location factors remain important, micro-level site attributes are increasingly influencing the final guidance rate assigned to individual parcels, reflecting a more nuanced and detailed approach to land valuation.

These disparities are prompting developers, investors, and businesses to conduct deeper due diligence before committing to transactions, as two plots situated close to each other may carry substantially different development costs, risks, and potential returns. For example, a plot with wider road access and better connectivity may be assigned a higher guidance rate compared to a nearby plot with limited entry points or environmental constraints, even if both are in the same general sector. Authorities are using these distinctions to create a more accurate and fair property valuation system that better reflects true market conditions and development feasibility.

The survey’s findings emphasize the importance of site-specific assessments in commercial land dealings and signal a shift away from uniform valuation models toward more dynamic, evidence-based frameworks. This trend is expected to lead to more transparent, efficient, and sustainable real estate markets, where land pricing better aligns with the actual economic and physical characteristics of each site. For stakeholders, understanding and navigating these site-level disparities will be essential for making smarter, better-informed investment and development decisions.