Insights Buying guide

Condo PSF explained for Singapore buyers

PSF is price per square foot. It helps compare units of different sizes, but it can mislead when you ignore total price, layout, floor, view, tenure, age and project quality.

Data is for research and comparison only.

Best use Normalize size Compare with total price

Never ignore Quantum The actual purchase price

Sale evidence 136,318 Use recent records first

What PSF actually tells you

PSF divides the sale price by the floor area. It helps you see whether a smaller unit is expensive for its size or whether a larger unit is priced more efficiently.

A high PSF is not automatically bad and a low PSF is not automatically good. The question is whether the PSF makes sense beside the unit, project and nearby alternatives.

What to make of this

This market signal is something to investigate, not a headline to chase. The main anchors here are best use Normalize size (Compare with total price) and never ignore Quantum (The actual purchase price). The cleaner read is when price, rent and activity all point in the same direction across the Jun 2021 to Jun 2026 dataset.

Les Maisons Nassim in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin is the first row I would open, with median PSF $5,461 psf and median sale $36,977,280. If the top row is driven by thin activity, treat it as a watchlist item. If it has depth, it deserves a proper project or district follow-up.

What I would check next

I would treat this as a watchlist page. A rising signal is interesting, but the next question is whether the project or district has enough depth to make the move believable.

If only one metric is moving, keep the conclusion modest. If rent, sale PSF and activity all move together, that page deserves a deeper look.

Why total sale price still matters

Buyers do not pay PSF. They pay the total price. A unit can have a reasonable PSF but still be too large for your budget.

The opposite also happens. A small unit can look affordable by total price while its PSF is very high compared with larger units in the same project.

How to use PSF without getting fooled

Compare PSF within the same project first. Then widen to nearby projects with similar tenure, age and location.

Check whether the premium is visible. Better floor, view, renovation, layout, freehold tenure or scarcity can explain a higher PSF. A listing alone cannot.

Projects with high sale PSF evidence

Open these pages to see how sale PSF should be read beside total price and transaction depth.

01 Les Maisons Nassim D10 / Ardmore, Bukit Timah, Holland Road, Tanglin $5,461 psf Median PSF $36,977,280 Median sale 13 Sales 02 21 Anderson D10 / Ardmore, Bukit Timah, Holland Road, Tanglin $5,006 psf Median PSF $22,857,000 Median sale 16 Sales 03 The Marq on Paterson Hill D09 / Orchard, Cairnhill, River Valley $4,331 psf Median PSF $13,600,000 Median sale 11 Sales 04 Nassim Park Residences D10 / Ardmore, Bukit Timah, Holland Road, Tanglin $4,043 psf Median PSF $14,100,000 Median sale 10 Sales 05 32 Gilstead D11 / Watten Estate, Novena, Thomson $3,455 psf Median PSF $14,506,000 Median sale 15 Sales 06 Seven Palms Sentosa Cove D04 / Telok Blangah, Harbourfront $3,001 psf Median PSF $13,380,000 Median sale 9 Sales 07 Dunearn Estate D11 / Watten Estate, Novena, Thomson $2,558 psf Median PSF $15,100,000 Median sale 22 Sales 08 Raffles Park D11 / Watten Estate, Novena, Thomson $2,206 psf Median PSF $22,000,000 Median sale 21 Sales 09 Oei Tiong Ham Park D10 / Ardmore, Bukit Timah, Holland Road, Tanglin $2,106 psf Median PSF $22,800,000 Median sale 9 Sales 10 Sentosa Cove D04 / Telok Blangah, Harbourfront $1,895 psf Median PSF $15,925,000 Median sale 10 Sales 11 Caldecott Hill Estate D11 / Watten Estate, Novena, Thomson $1,477 psf Median PSF $24,800,000 Median sale 9 Sales 12 Green Hill Estate D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang $1,304 psf Median PSF $12,680,000 Median sale 13 Sales

Quick answers

Short answers based on the current data view.

Is a lower PSF always better?

No. Lower PSF can reflect larger units, older stock, weaker demand, lease decay or a different project profile.

Should I offer based on PSF only?

No. Use PSF with total price, unit size, floor, layout, tenure, condition and recent project sales.

Why do smaller units often have higher PSF?

Smaller units can have lower total prices, so more buyers can afford them. That demand can push PSF higher.