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PSF & Pricing
Draycott 8 PSF & Transaction History Guide
2026-07-31 · 12 min read
Draycott 8PSFTransaction HistoryMarket GuideDistrict 10OrchardDraycott Park99-Year LeaseholdSingapore PropertyThe Janys
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Price per square foot is one of the most frequently used figures when buyers compare condominium transactions.
It is useful, but it can also be misleading when read without context.
At Draycott 8, completed sale prices may differ according to unit size, floor level, stack, facing, view, internal condition, renovation quality, transaction date, seller circumstances and the remaining lease at the time of sale.
A lower PSF does not automatically mean that a unit was the better purchase. A higher PSF does not automatically mean that another buyer overpaid.
This guide explains how to read Draycott 8’s transaction history, how PSF should be interpreted and what buyers should compare before using historical sales to assess a current asking price.
View Current Draycott 8 PSF Data
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Draycott 8 PSF and Transaction History at a Glance
The current market picture should be drawn from verified completed transactions and clearly separated from active asking prices.
Dynamic market summary. Where the central data source supports it, display:
- Latest verified completed transaction
- Latest verified transaction date
- Latest verified transacted price
- Latest verified transacted PSF
- Verified floor area
- Transaction range over a selected period
- Median PSF over a selected period
- Highest verified PSF over a selected period
- Lowest verified PSF over a selected period
- Number of completed transactions in the selected period
- Current verified asking-price range
- Current verified asking-PSF range
- Date last updated
Required safeguards. - Completed transactions and asking prices must be visually separated.
- Do not label an asking price as a transaction.
- Do not mix rental transactions into sale-transaction PSF.
- Do not show duplicate records.
- Do not show unverified portal data as official history.
- Do not show a statistic without its date range.
- Do not show a median, average or range unless calculated from verified records.
- Do not display a blank or broken data block.
- Do not hard-code the values into the article body.
Fallback state. If verified live data is unavailable, show:
What Does PSF Mean?
PSF means price per square foot.
It provides a way to compare property prices relative to floor area.
The basic calculation is:
> Transaction price divided by the verified floor area.
For example, two homes may transact at different total prices because they have different sizes.
PSF provides another way to examine the relationship between price and area.
However, the figure does not explain:
- Floor level
- Stack
- View
- Orientation
- Internal condition
- Renovation quality
- Layout
- Privacy
- Seller timeline
- Transaction date
- Remaining lease
- Whether the transaction involved unusual circumstances
PSF is therefore a comparison tool, not a complete valuation conclusion.
Do not create a working calculator unless the existing article system already supports one safely and the source figures are verified.
Why PSF Can Be Misleading When Used Alone
Two units with similar floor areas may deserve different prices.
One may be located on a higher floor with a more open view and stronger internal condition.
Another may require a full renovation or have a less-preferred orientation.
PSF does not automatically capture these differences.
A lower PSF may reflect:
- A larger apartment
- Older internal condition
- Greater renovation requirements
- A lower floor
- A different stack
- A less-open outlook
- A seller with a particular timeline
- A transaction completed during different market conditions
- A transaction recorded many years earlier
A higher PSF may reflect:
- Stronger renovation
- Better condition
- A preferred floor
- A more attractive view
- A distinctive layout
- Reduced immediate renovation work
- Stronger demand at the time of sale
- Limited competing supply
- A more recent transaction
The correct comparison requires buyers to understand why the figures differ.
Asking Price Is Not the Same as a Completed Transaction
An asking price represents the seller’s current position.
A completed transaction records the price at which a buyer and seller previously reached agreement.
The two figures should not be treated as identical.
A current asking price may be:
- Above a recent completed transaction
- Below an older completed transaction
- Influenced by renovation quality
- Influenced by floor level or view
- Adjusted according to the seller’s timeline
- Positioned in response to competing listings
- Revised during the marketing period
- Subject to negotiation
A buyer should compare the asking price with relevant completed transactions, but the difference must be explained through the actual unit.
Do not present an asking-price discount or premium as justified unless the unit-level evidence supports it.
The Transaction Date Changes the Meaning of the Comparison
A transaction completed several years ago may provide historical context, but it may not represent the current market directly.
Market conditions can change because of:
- Interest rates
- Buyer demand
- Available supply
- Government measures
- Financing conditions
- Competing developments
- Economic confidence
- Rental-market conditions
- Changes to the unit’s condition
- Changes to the remaining lease
- Broader District 10 activity
Recent transactions are generally more relevant to a current asking-price comparison.
Older transactions may still help buyers understand:
- Long-term price history
- Historic entry levels
- Previous transaction frequency
- Relative movement between unit types
- How market cycles affected the development
Every displayed transaction should include a visible completion date.
Do not remove dates from transaction tables or charts.
How Unit Size Can Affect PSF
Larger apartments often transact at a different PSF from smaller apartments.
This can happen because the total purchase price increases as floor area increases, while the market may not assign the same incremental value to every additional square foot.
As a result:
- A larger apartment may show a lower PSF but a higher total price.
- A smaller apartment may show a higher PSF but require a lower total purchase amount.
- A distinctive large-format layout may attract buyers seeking space rather than the lowest PSF.
- A smaller unit may attract a different buyer audience.
At Draycott 8, buyers should compare transactions between genuinely similar unit sizes where possible.
A 2,960 sq ft apartment should not be compared mechanically with a substantially smaller home without adjusting for:
- Total quantum
- Layout
- Floor level
- Condition
- View
- Bedroom profile
- Renovation requirement
How Floor Level May Affect Transaction Price
Floor level may influence:
- View
- Privacy
- Natural light
- Relationship to surrounding buildings
- Road exposure
- Lift travel
- Noise
- Buyer preference
- Asking-price position
A higher floor may command a different price where it provides a stronger outlook or greater privacy.
However, higher is not automatically better.
A lower or mid-floor unit may offer:
- A preferred relationship with the landscaping
- A closer view of the clubhouse
- A different estate experience
- A lower entry quantum
- Easier access preferences for some buyers
The effect of floor level should always be considered together with the stack.
Why Stack, Facing and View Matter
The stack determines how the apartment sits within the development and what it faces.
This can influence:
- Morning or afternoon sun
- Privacy
- Distance from neighbouring buildings
- Road exposure
- Pool or landscape views
- Clubhouse outlook
- City outlook
- Natural light
- Ventilation
- Noise
A transaction on one stack should not be used as a direct comparison for another without understanding these differences.
Buyers should ask:
- Does the living room face the same direction?
- Are the bedroom views comparable?
- Is the level similar?
- Is privacy similar?
- Is one unit more exposed to afternoon sun?
- Does one unit face the clubhouse, landscaping or surrounding buildings?
- Are there meaningful differences in outlook?
A transaction becomes more useful when the stack and orientation are known.
Internal Condition Can Explain a Major Price Difference
Two units in the same development may differ significantly in condition.
One may have undergone a recent renovation.
Another may require a full internal update.
A buyer should review:
- Flooring
- Carpentry
- Kitchen
- Bathrooms
- Air-conditioning
- Electrical systems
- Plumbing
- Windows and doors
- Built-in storage
- Appliances
- General maintenance
- Renovation age
- Design suitability
A lower purchase price may require a larger renovation budget.
A higher purchase price may reduce immediate work but should still be assessed according to quality and buyer preference.
The most useful comparison considers:
> Purchase price plus likely renovation requirement.
Do not publish an unverified renovation estimate as fact.
Layout Can Affect Value Even When Floor Area Is Similar
Two units with similar floor areas may distribute their space differently.
Buyers should compare:
- Entrance and foyer
- Living-room width
- Dining-area position
- Bedroom distribution
- Main-suite privacy
- Bathroom access
- Kitchen
- Service areas
- Storage
- Study or flexible rooms
- Circulation
- Furniture placement
- Natural light
A more suitable layout may justify a different price for a particular household.
The strongest layout depends on the buyer’s needs rather than a universal ranking.
Compare the Total Acquisition Position
A transaction comparison should not stop at the purchase price.
The buyer may also need to consider:
- Buyer’s Stamp Duty
- Applicable Additional Buyer’s Stamp Duty
- Legal fees
- Financing costs
- Renovation
- Furniture
- Appliances
- Immediate repairs
- Temporary accommodation
- Moving costs
- Maintenance fees
- Property tax
- Holding costs
A lower-priced unit may require more immediate expenditure.
A higher-priced unit may still require changes to suit the buyer.
The relevant comparison is the complete acquisition position rather than the headline transaction value alone.
Include:
> Buyers should obtain independent legal, tax, financial and renovation advice based on their circumstances.
Do not insert unverified tax rates, financing rates or renovation costs into the evergreen article body.
How Draycott 8’s Leasehold Tenure Affects Transaction Analysis
Draycott 8 is a 99-year leasehold development.
The remaining lease may affect how buyers interpret both historical and current prices.
A transaction completed many years earlier occurred when the development had a longer remaining lease.
A current buyer should therefore consider:
- Verified lease commencement
- Remaining lease at the current date
- Remaining lease at the historic transaction date
- Buyer age
- Intended holding period
- Financing eligibility
- CPF considerations
- Future resale audience
- Entry price
- Renovation spend
- Competing freehold and leasehold alternatives
The remaining lease should not be treated as the only factor.
Location, space, condition, facilities, layout, clubhouse character and asking price remain relevant.
Do not calculate or display the remaining lease unless the commencement date is verified and the calculation carries a current last-verified date.
What Transaction Frequency Can Tell Buyers
The number of completed sales within a development can provide useful context.
A lower transaction count may reflect:
- Owners holding for longer periods
- Limited units being offered for sale
- A smaller development
- Market conditions
- Seller price expectations
- Buyer selectiveness
- A period with fewer suitable listings
A higher transaction count may reflect:
- More active listings
- Changing owner profiles
- Greater buyer activity
- More varied unit conditions
- A period of stronger market turnover
Transaction frequency should not automatically be interpreted as positive or negative.
Buyers should examine:
- Number of transactions
- Time period
- Unit types involved
- Price range
- PSF range
- Whether the sales were comparable
- Whether a small number of unusual transactions distorted the picture
Median PSF, Average PSF and PSF Range
Market summaries may use several different statistical measures.
Median PSF. The median is the middle PSF when verified transactions are arranged from lowest to highest.
It can be useful when a small number of unusually high or low transactions would distort the average.
Average PSF. The average adds the PSF values and divides the total by the number of transactions.
It may be influenced by unusually high or low sales.
PSF range. The range shows the lowest and highest verified PSF within the selected period.
It helps demonstrate how much variation exists between transactions.
Every statistic must display:
- Date range
- Number of transactions
- Data source
- Last updated date
Do not present a statistical summary based on one transaction as though it represents a broad market trend.
How to Read the Draycott 8 Transaction Table
A useful transaction table should allow buyers to compare similar sales while recognising the limits of the available data.
Each verified public record may include:
- Completion date
- Verified sale price
- Verified floor area
- Calculated PSF
- Floor band where public and verified
- Property type
- Sale type where relevant
- Data source
- Last verified date
Where approved and available, additional context may include:
- General stack information
- Condition note
- Renovation status
- View category
- Unit type
Do not expose:
- Private seller names
- Buyer names
- Contact information
- Legal documents
- Internal negotiation notes
- Unverified exact unit numbers
- Confidential listing information
Draycott 8 Verified Transaction History
Dynamic table requirements. Use the existing central transaction source.
Provide useful filters where verified records support them:
- Time period
- Floor-area range
- Floor band
- Transaction year
- Unit type
- PSF range
Only show filters that have actual verified records.
Suggested public columns. - Transaction date
- Floor area
- Sale price
- PSF
- Floor band
- Unit type
- Source or verification status
Required safeguards. - Exclude duplicate records.
- Exclude incomplete records.
- Exclude unverified asking prices.
- Exclude private transactions not approved for display.
- Exclude rental records from sale-PSF calculations.
- Do not merge records with different floor areas incorrectly.
- Do not show an exact unit number unless approved.
- Do not calculate PSF from an unverified floor area.
- Do not display zero or null values as real data.
- Do not allow private database fields to reach the public browser.
- Do not display planned or placeholder records.
Empty state. If no records match a filter, show:
**Heading**
No Verified Transaction Matches This Selection
**Copy**
Try another period or unit profile, or contact The Janys for a current Draycott 8 market comparison.
**CTA**
Request a Transaction Comparison
---
Draycott 8 PSF Over Time
Where sufficient verified transaction data exists, include a restrained chart showing PSF over time.
Chart rules. - Use completed sale transactions only.
- Label the date axis clearly.
- Label the PSF axis clearly.
- Display the selected date range.
- Provide an accessible text summary.
- Provide a table alternative.
- Do not smooth the line in a way that implies false precision.
- Do not extrapolate future prices.
- Do not include a forecast.
- Do not add an artificial trend line unless statistically justified and explicitly labelled.
- Do not combine asking prices with completed sales in one indistinguishable series.
- Do not begin the axis at a misleading value without clear labelling.
- Do not use dramatic red or green trading-chart styling.
- Do not animate the chart excessively.
- Keep the chart lightweight and mobile responsive.
If there are too few transactions for a meaningful chart, omit the chart and retain the verified table and explanation.
---
Which Transactions Are Most Relevant to a Current Unit?
The most useful comparable sale is not always the most recent transaction.
A buyer should look for transactions that are similar in:
- Floor area
- Unit type
- Floor level
- Stack or orientation
- View
- Layout
- Condition
- Renovation quality
- Transaction date
- Remaining lease
- Total price
- Seller and market context
A recent sale of a substantially smaller or differently positioned unit may be less relevant than an older sale of a genuinely similar apartment.
The comparison process should therefore identify:
- Closest unit type
- Closest floor-area range
- Similar floor level
- Similar stack or facing
- Similar condition
- Most recent relevant transaction date
The final assessment should explain why each comparable was selected.
How to Compare a Current Asking Price With Historical Sales
Begin with the current unit.
Confirm:
- Floor area
- Floor level
- Stack
- Facing
- View
- Layout
- Internal condition
- Renovation status
- Asking price
- Asking PSF
- Seller timeline
- Remaining lease
Then select relevant completed transactions.
For each comparable, ask:
- How recent was the sale?
- Was the unit similar in size?
- Was the floor level comparable?
- Was the view comparable?
- Was the condition similar?
- Did it require renovation?
- Was the layout similar?
- How much lease remained?
- Were market conditions different?
The asking-price comparison should explain the differences rather than rely on one headline PSF figure.
When a Higher Asking PSF May Require Context
A seller may position a unit above recent transacted PSF where the apartment offers differences such as:
- Higher floor
- Better view
- Preferred stack
- Stronger privacy
- Recent renovation
- Better internal condition
- Distinctive layout
- Reduced immediate renovation work
- Limited competing supply
These differences do not automatically justify the asking price.
They explain why a direct numerical comparison may be incomplete.
The buyer should still assess:
- Quality of the renovation
- Relevance of the view
- Actual layout benefit
- Current demand
- Competing units
- Total acquisition cost
- Intended holding period
Why a Lower Asking PSF Is Not Automatically Better Value
A unit may be positioned below recent PSF because of:
- Older condition
- Major renovation requirement
- Lower floor
- Less-open view
- Different orientation
- Seller timeline
- Tenancy
- Layout differences
- Maintenance issues
- Greater immediate expenditure
A lower PSF may represent an opportunity for the right buyer.
It may also reflect costs or compromises that need to be understood.
The buyer should compare:
> Purchase price, renovation requirement, holding costs and long-term suitability.
Should Buyers Consider Rental Transactions?
Rental information can provide additional context for investment buyers, but it should remain separate from sale-transaction PSF.
Rental records may help buyers examine:
- Tenant demand
- Unit-size preferences
- Rental range
- Lease dates
- Furnishing expectations
- Condition
- Competing rental supply
However, rental performance depends on:
- Unit condition
- Furnishing
- Floor level
- View
- Tenant profile
- Lease term
- Market conditions
- Agent strategy
- Vacancy
- Maintenance
Do not convert rental figures into a guaranteed yield.
Do not calculate or display investment returns without current verified data and clear assumptions.
Do not mix rental records into the sale transaction chart.
Comparing Draycott 8 PSF With Other District 10 Developments
Buyers may compare Draycott 8 with other developments near Draycott Park, Ardmore, Orchard and Tanglin.
A direct PSF comparison should account for:
- Tenure
- Remaining lease
- Completion year
- Unit size
- Facilities
- Heritage character
- Internal condition
- Layout
- View
- Development scale
- Maintenance
- Transaction date
- Total purchase quantum
A freehold development may transact at a different PSF from a 99-year leasehold development.
A newer project may transact at a different PSF from an established estate with larger apartments.
A smaller unit may record a higher PSF while requiring a lower total purchase price.
Do not claim that the development with the lowest PSF offers the best value.
The comparison must reflect the buyer’s actual priorities.
Draycott 8 PSF Compared With The Draycott
Draycott 8 and The Draycott may appear in the same buyer shortlist because both are located within the wider Draycott Park area and offer substantial residential layouts.
Their ownership propositions differ.
Draycott 8. - 99-year leasehold
- Restored heritage clubhouse
- 136 residences
- Established facilities
- Spacious unit profiles
- Distinctive estate character
The Draycott. - Freehold tenure
- Large-format residential layouts
- Different estate and facility proposition
- Strong emphasis on space and long-term ownership
PSF should not be compared without adjusting for:
- Tenure
- Remaining lease
- Unit size
- Condition
- Floor level
- View
- Layout
- Transaction date
- Total price
Common Mistakes When Reading Draycott 8 PSF
Comparing asking prices with completed sales. An asking price is not a completed transaction.
Comparing different unit sizes directly. Larger and smaller apartments may transact at different PSF levels.
Ignoring transaction dates. An older sale occurred under different market and lease conditions.
Ignoring floor level and stack. View, privacy and orientation can affect price.
Ignoring renovation condition. A fully renovated unit and an original-condition unit are not identical comparables.
Focusing only on the lowest PSF. The lowest PSF may involve greater renovation, weaker views or a different layout.
Ignoring total price. A lower PSF on a larger apartment may still require a higher purchase quantum.
Treating one transaction as the market. A single sale may not represent the wider development.
Ignoring the remaining lease. Draycott 8 is 99-year leasehold, and lease duration is part of the analysis.
Treating historical performance as a guarantee. Past transactions do not guarantee future price movement.
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What Buyers Should Verify Before Using Transaction Data
**Buyer checklist**
- Correct transaction date
- Verified sale price
- Verified floor area
- Correct PSF calculation
- Unit type
- Floor band
- Stack or orientation where available
- View
- Internal condition
- Renovation history
- Current asking price
- Current asking PSF
- Relevant competing units
- Verified lease information
- Remaining lease
- Maintenance fees
- Buyer’s Stamp Duty
- Applicable Additional Buyer’s Stamp Duty
- Financing eligibility
- CPF considerations
- Intended holding period
- Legal title
- Independent valuation where required
**Closing copy**
Transaction history is an important reference, but it does not replace legal, financial, valuation or tax advice.
The Janys can assist with property information, comparable transactions, current availability and viewing coordination.
---
Review Draycott 8 Transactions With The Janys
A useful transaction comparison requires more than identifying the latest PSF.
The Janys assist buyers considering Draycott 8 with:
- Current verified availability
- Current asking prices
- Asking-PSF comparison
- Recent completed transactions
- Historical transaction context
- Unit-size comparison
- Floor-level comparison
- Stack and facing review
- View and privacy context
- Internal-condition comparison
- Renovation considerations
- Remaining-lease context
- Private viewing coordination
The objective is to help buyers understand why one unit may be priced differently from another before deciding whether to proceed.
Use PSF as a Starting Point, Not the Final Answer
Draycott 8 PSF can help buyers understand how completed transactions relate to unit size.
It cannot explain the complete property decision on its own.
Floor level, stack, facing, view, layout, internal condition, renovation requirement, transaction date, total purchase price and remaining lease all affect how a sale should be interpreted.
The most relevant comparison is not necessarily the lowest PSF or the latest transaction.
It is the completed sale that most closely resembles the current unit being considered.
Buyers should use transaction history to ask better questions, identify meaningful differences and understand the current asking-price position.
Speak with The Janys to review the latest verified Draycott 8 transactions, compare current available units and arrange a private viewing.
Request the Latest Draycott 8 PSF and Unit Comparison
Speak with The Janys to review recent verified transactions, current asking prices and available units, and compare floor level, layout, facing, view, condition and remaining-lease considerations.
Frequently asked questions
References & further reading
- Draycott 8 — PSF Benchmark— Current PSF and transaction context for Draycott 8.
- Draycott 8 — Available Units— Current confirmed availability.
Author
The Janys
The Janys are an appointed agent team for The Draycott and Draycott 8, assisting buyers and sellers with available units, floor plans, transaction history, private viewings, and discreet property opportunities in Singapore's prime District 10.
Speak With The JanysAll information is for general marketing purposes only and should be verified before making any property decision. Availability, prices, PSF, floor plans, transaction data, tax rates, financing rates, school information, amenities, and viewing arrangements may change. Please contact The Janys for the latest confirmed information.