Property Market Intelligence

Methodology

Definitions, formulas, and data sources used across every report in this tool · methodology lineage: iProperty 2019 Portal Demand Analytics, extended for 2026.

1. Definitions

Term	Definition
Unique Visit	Based on Google Analytics tracking of unique visitors. Multiple visits by one visitor are counted as one unique visit.
Active Property Listing	A property listing on PropertyGuru.com.my or iProperty.com.my that was active for at least one day in the reporting period and received a minimum of one view.
Impressions per Listing per Day	Total listing impressions on PG and iProperty, divided by active listing count, divided by days in the reporting period. The headline supply-normalised demand metric used throughout the tool.
Gap Score	Unique-visit demand divided by active listing count for a Location × Property Type × Price Tier cell. Higher score = stronger demand relative to inventory. Used in the Opportunity Matrix.
Status (Gap-based)	Categorical reading of Gap Score: Severe Deficit (≥90), High Deficit (60–89), Tight (38–59), Balanced (25–37), Oversupply (<25).
Sweet-Spot Tier	Price band within a Location × Property Type combo with the highest lead-conversion rate. Drawn from the Clearing Price Matrix.
Capital Growth	Year-on-year change in median per-square-foot transacted price for a location and property type, sourced from Brickz/JPPH transaction records.
Lead	A consumer action that creates a contact event with an agent — WhatsApp inquiry, Phone Reveal, or Email Enquiry — captured on either PG or iProperty.
Organic / Direct Traffic	Visits arrived through search engines (organic) or by typing the URL directly. Excludes paid acquisition and referrals from other sites to keep the demand signal clean.

2. How was this calculated?

Demand

Total # of unique visits

Total # of active property listings

Impressions / Listing / Day

Total # of listing impressions

Active listings × Days in period

YoY Demand % Change

Current period Demand − Prior year period Demand

Prior year period Demand

Capital Growth

Current Median PSF − Prior year Median PSF

Prior year Median PSF

Lead Conversion Rate

Total # of leads

Total # of pageviews

3. Considerations & Filters

Only areas with more than 350 active listings are included in area-level league tables to suppress small-sample noise (consistent with the 2019 publication).
Pricing figures are only computed where there are ≥ 10 transactions in the period.
All visit counts use organic and direct traffic only; paid traffic and referrals are excluded to keep the demand signal clean.
When one user visits multiple areas in the same session, the visit is equally weighted across areas to preserve uniqueness.
Median Per Square Foot (PSF) is used for capital growth — controls for variation in built-up sizes across transactions.
Macro indicators are national (BNM/NAPIC) regardless of which state view is selected — the macro layer doesn't have state granularity.

4. Data Sources

Data Type	Source	Cadence	Used In
Property listings, impressions, pageviews	PropertyGuru.com.my + iProperty.com.my	Daily	All tabs
Leads (WhatsApp / Phone Reveal / Email)	PropertyGuru + iProperty platform	Daily	Location Report (Funnel, Sweet-Spot Matrix)
Transaction prices & volumes	Brickz.my / JPPH	Monthly	Median Price, Capital Growth, Sweet-Spot
Median Price & Capital Growth	Brickz.my / JPPH	Monthly	National Trend, Location Report
Visit-time / hour-of-day heatmap	PropertyGuru + iProperty platform analytics	Daily	Location Report → Visit Times
Building / project crosswalk	Internal PG project mapping (Phase 2)	Quarterly	Location Report → Building Comparison
Overnight Policy Rate (OPR)	Bank Negara Malaysia via data.gov.my (id=interestrates)	Monthly	National Trend → Macro Context
Malaysian House Price Index (MHPI)	NAPIC (Valuation & Property Services)	Quarterly	National Trend → Macro Context
Household debt-to-GDP, loan applications, approvals	BNM CCRIS via data.gov.my	Monthly	National Trend → Macro Context
CPI, household income	DOSM via data.gov.my (id=cpi_state, hies_state)	Monthly / Annual	Macro context (Phase 2)

Predecessor Methodology

This tool extends the methodology introduced in the iProperty.com.my 2019 Portal Demand Analytics by Premendran Pathmanathan (then GM Customer Data Solutions, REA Group Asia, and founder of Brickz.my). The original report defined Demand as unique visits ÷ active listings at area level. This tool refines the same ratio to a finer grain (Location × Property Type × Price Tier), adds the Pricing Sweet Spot layer, and joins to BNM macro context for fuller market reading.

Opportunity Matrix

Methodology

1. Definitions

2. How was this calculated?

3. Considerations & Filters

4. Data Sources