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PSF & Pricing
How to Read PSF for Orchard and District 10 Condos
2026-10-06 · 12 min read
PSFOrchardDistrict 10Market GuideProperty AnalysisTransaction HistoryAsking PriceFreeholdLeaseholdThe DraycottDraycott 8Buyer GuideThe Janys
This image is AI-generated and is provided for illustrative purposes only.
It does not represent the actual property, unit, interior, view, facilities, or surroundings.
What Does PSF Tell a Property Buyer?
**Answer**
PSF shows the price paid or asked for each square foot of verified property area.
It helps buyers:
- Compare differently priced apartments
- Compare units of different sizes
- Review completed transactions
- Review current asking positions
- Identify whether a premium or discount requires explanation
- Build a more disciplined shortlist
PSF does not tell buyers:
- Whether the floor plan is efficient
- Whether the apartment is in good condition
- Whether the view is strong
- Whether the property is freehold or leasehold
- Whether the floor level is preferred
- Whether the renovation is usable
- Whether the apartment suits the household
- Whether the total purchase price is affordable
- Whether the property will appreciate
- Whether the property is fairly valued
The correct approach is:
> Use PSF as one comparison tool, then explain the reasons behind the number.
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What Is PSF?
PSF means price per square foot.
For a sale property, it is generally calculated as:
> Property price ÷ verified floor area = PSF
For example, the calculation requires:
- A verified sale or asking price
- A verified floor area
- The same area basis across the properties being compared
PSF allows buyers to compare the relationship between price and size.
It does not determine whether the apartment is the stronger purchase.
The formula is simple.
The interpretation is not.
PSF Formula
Create a lightweight, accessible native HTML formula component.
Display:
**Sale or asking PSF**
`Price ÷ Verified Floor Area = PSF`
**Required note**
The price and floor-area basis must both be verified. Asking PSF and transacted PSF must remain clearly separated.
Do not create:
- A valuation calculator
- A price-prediction tool
- An appreciation calculator
- An investment-return calculator
- A calculator that stores user financial information
- A calculator that generates purchase recommendations
A simple educational calculator may be included only if the existing site already has a secure lightweight calculator pattern.
If included:
- Run the calculation locally in the browser.
- Do not store inputs.
- Do not transmit inputs.
- Label the result as arithmetic only.
- State that it is not a valuation.
- Accept only valid positive numbers.
- Support keyboard use.
- Provide clear error messages.
- Do not preload a heavy library.
---
The Floor Area Must Be Verified
A PSF calculation is only as reliable as the floor area used.
Before calculating PSF, confirm:
- Official floor area
- Strata area where applicable
- Whether outdoor areas are included
- Whether internal voids are included
- Whether private enclosed spaces are included
- Whether terraces are included
- Whether balconies are included
- Whether roof areas are included
- Whether private pools are included
- Whether planter areas are included
- Whether the figure comes from an approved floor plan or authoritative record
Do not calculate PSF from:
- An estimated room size
- A marketing photograph
- An unverified portal field
- A floor plan from another unit type
- A rounded size copied from an informal listing
- An internal-living-area estimate when the transaction uses strata area
Different area bases create misleading PSF comparisons.
Asking PSF and Transacted PSF Are Different
Asking PSF represents the seller’s current asking position.
Transacted PSF represents a completed sale.
An asking price may reflect:
- Seller expectations
- Unit condition
- Preferred floor level
- View
- Renovation
- Limited availability
- Negotiation strategy
- Seller timeline
- Current competing listings
A completed transaction reflects:
- An agreed price
- A specific buyer and seller
- A specific transaction date
- The exact unit involved
- Market conditions at that time
Do not present asking PSF as evidence that a property has achieved that value.
Do not present one completed transaction as proof that every current asking price is justified.
Keep Rental PSF Separate From Sale PSF
Rental PSF and sale PSF measure different markets.
Rental PSF may help compare:
- Monthly rent relative to floor area
- Similar units within a rental market
- Current landlord asking positions
- Completed rental records
It should not be mixed into sale-price analysis.
Keep separate:
- Completed sale PSF
- Current asking sale PSF
- Completed rental PSF
- Current asking rental PSF
Do not:
- Use asking rent as a completed rental
- Use sale PSF to imply rental return
- Calculate rental yield without verified annual rent, vacancy, maintenance, property tax and other costs
- Promise occupancy or tenant demand
Why Buyers Use PSF
PSF can help buyers:
- Compare different asking prices
- Compare units of different sizes
- Review a development’s completed transactions
- Compare current units within one project
- Compare similar projects
- Identify outliers
- Ask better questions
- Understand whether a premium has an explanation
- Understand whether a discount has an explanation
- Avoid comparing total prices alone
PSF is most useful when the properties are genuinely comparable.
Its usefulness falls when the comparison includes materially different:
- Sizes
- Tenures
- Layouts
- Floor levels
- Views
- Conditions
- Residential formats
- Transaction dates
- Locations
What PSF Does Not Explain
PSF does not explain:
- Floor-plan efficiency
- Bedroom distribution
- Bathroom access
- Kitchen practicality
- Service areas
- Storage
- Internal stairs
- Floor level
- Stack
- Facing
- Sun exposure
- View
- Privacy
- Noise
- Condition
- Renovation requirement
- Tenure
- Remaining lease
- Facilities
- Maintenance fees
- Seller timeline
- Total purchase price
- Household suitability
Two apartments can have similar PSF figures and provide very different ownership experiences.
A buyer should never stop the analysis at PSF.
PSF and Total Purchase Quantum Are Not the Same
A larger apartment may have a lower PSF and a higher total purchase price.
A smaller apartment may have a higher PSF and a lower total purchase price.
The complete acquisition position may include:
- Agreed price
- Buyer’s Stamp Duty
- Applicable Additional Buyer’s Stamp Duty
- Legal fees
- Financing
- Renovation
- Furniture
- Appliances
- Immediate repairs
- Temporary accommodation
- Moving
- Maintenance fees
- Property tax
- Holding costs
The buyer should compare:
> PSF, total purchase price and the cost of making the apartment suitable.
Do not insert changing tax rates or financing rates into the evergreen article body.
Buyers should obtain independent legal, financial, tax and valuation advice.
Why Unit Size Changes PSF Interpretation
Compact apartments may record a higher PSF because:
- Their total purchase quantum is lower
- More buyers may be able to afford the total price
- Small floor-area differences affect the calculation significantly
- Some fixed-value features are distributed across fewer square feet
Large apartments may record a lower PSF because:
- Their total purchase quantum is higher
- The buyer pool may be narrower
- Large floor areas create a lower per-square-foot figure
- More renovation and furnishing may be required
A lower PSF on a large apartment does not automatically mean it is cheaper to own.
A higher PSF on a smaller apartment does not automatically mean it is superior.
How to Read PSF for Large-Format Apartments
Large-format apartments should be compared with other genuinely relevant large-format homes.
Review:
- Verified floor area
- Total purchase quantum
- Bedroom count
- Bathroom distribution
- Living and dining proportions
- Kitchen
- Service areas
- Storage
- Floor level
- View
- Condition
- Renovation requirement
- Tenure
- Maintenance fees
- Future buyer audience
Do not compare a substantial family apartment mechanically with a compact two-bedroom unit.
The lower PSF may partly reflect the larger area and higher total price.
A Lower PSF Does Not Fix an Inefficient Floor Plan
Two apartments with the same floor area may use space differently.
One may allocate more area to:
- Living and dining
- Bedrooms
- Storage
- Kitchen
- Service spaces
Another may allocate more area to:
- Long corridors
- Foyers
- Internal stairs
- Voids
- Balconies
- Terraces
- Structural elements
- Irregular spaces
These spaces are not automatically wasted.
A foyer may improve privacy.
A corridor may separate bedrooms.
A staircase may create zoning.
An outdoor area may support the buyer’s lifestyle.
The buyer should decide whether the area is useful.
PSF should be interpreted alongside the floor plan.
Internal Space and Outdoor Space May Carry Different Utility
Some apartments include verified:
- Balconies
- Terraces
- Roof areas
- Private enclosed spaces
- Voids
- Private pools
- Planter areas
- Large foyers
These areas may be included within the official floor-area basis.
Their usefulness depends on:
- Access
- Privacy
- Weather exposure
- Drainage
- Waterproofing
- Maintenance
- Furniture use
- Child safety
- Legal status
- Household routine
Do not assume that every square foot provides identical day-to-day utility.
Do not exclude an officially included area from analysis without explaining the methodology.
How Tenure Affects PSF
Freehold and leasehold properties may trade at different PSF positions.
The difference may reflect:
- Ownership duration
- Remaining lease
- Buyer preferences
- Financing
- CPF considerations
- Future resale audience
- Location
- Development quality
- Apartment size
- Condition
- Current supply
A freehold property should not automatically command any specific premium.
A leasehold property should not automatically trade at any specific discount.
The actual difference must be assessed using verified comparable properties.
Remaining Lease Matters Within Leasehold Comparisons
Two leasehold developments may have different:
- Lease commencement dates
- Remaining lease
- Development ages
- Conditions
- Asking positions
- Buyer audiences
Before comparing leasehold PSF, verify:
- Legal tenure
- Lease commencement
- Remaining lease
- Transaction date
- Unit size
- Floor level
- Condition
- Development location
Do not compare leasehold properties using the phrase “99-year leasehold” alone.
The remaining lease at the time of purchase matters.
Development Age Does Not Explain PSF by Itself
An older development may offer:
- Larger apartments
- Established surroundings
- Mature landscaping
- Freehold tenure
- Original-condition units
- Recently renovated units
A newer development may offer:
- More recent common areas
- Newer building systems
- Contemporary facilities
- More compact layouts
- Different tenure
- Higher or lower current maintenance requirements
Do not assume:
- Older means cheaper
- Newer means better
- Newer means higher value
- Older means greater renovation
- Newer means move-in ready
The actual unit and estate condition must be inspected.
How Floor Level Affects PSF
Floor level may influence:
- View
- Privacy
- Natural light
- Road exposure
- Facility noise
- Wind
- Heat
- Lift travel
- Relationship to neighbouring buildings
- Buyer demand
- Asking position
A higher-floor unit may command a higher PSF where it provides a stronger view or greater privacy.
A lower-floor unit may still be preferable where it offers:
- Better layout
- Greenery
- Easier access
- Lower asking price
- Less wind
- A preferred stack
Compare transactions within similar floor bands where possible.
How Stack and Facing Affect PSF
Two apartments in the same development may record different PSF because they have different:
- Living-room facing
- Bedroom facing
- Morning light
- Afternoon sun
- Road exposure
- Facility exposure
- Neighbouring-building exposure
- Privacy
- Ventilation
- Noise
- Views
A preferred stack may justify a premium for a particular buyer.
That premium should be supported by the actual apartment and relevant transactions.
Do not infer stack quality from one marketing photograph.
How Views Affect PSF
A view may influence PSF where it provides:
- Greater openness
- Greenery
- City outlook
- Distance from neighbouring buildings
- Better privacy
- Stronger night views
- A preferred orientation
The view should be assessed from:
- Living room
- Dining area
- Main bedroom
- Secondary bedrooms
- Study
- Outdoor areas where applicable
- Seated positions
A stronger view does not automatically outweigh:
- Poor layout
- Excessive heat
- Wind
- Renovation requirements
- Higher total quantum
- Unsuitable bedroom distribution
Do not treat one view photograph as representative of the entire apartment.
Privacy and Noise May Explain a PSF Difference
A lower PSF may reflect:
- Direct neighbouring-building exposure
- Road noise
- Facility noise
- Commercial activity
- Construction
- Lower-floor exposure
- Reduced bedroom privacy
- Visitor movement
A higher PSF may reflect:
- Greater separation
- Better orientation
- Quieter stack position
- Stronger privacy
- More open outlook
Noise and privacy should be assessed at relevant times.
Do not describe a unit as quiet or private without current unit-level verification.
How Internal Condition Affects PSF
A renovated apartment may have a higher asking PSF because it offers:
- Newer kitchen
- Newer bathrooms
- Updated flooring
- Updated carpentry
- Newer air-conditioning
- Updated electrical systems
- Better storage
- Lower immediate renovation requirements
An original-condition unit may have a lower asking PSF because the buyer may need to fund:
- Demolition
- Flooring
- Carpentry
- Kitchen
- Bathrooms
- Air-conditioning
- Electrical work
- Plumbing
- Lighting
- Storage
- Temporary accommodation
A higher renovated-unit PSF is not automatically justified.
A lower original-condition PSF is not automatically a bargain.
The buyer should compare the purchase price and realistic renovation position together.
Do Not Pay for Renovation That Does Not Suit You
A seller may price a renovated apartment above an original-condition comparable.
The buyer should assess:
- Renovation age
- Workmanship
- Materials
- Layout changes
- Kitchen usability
- Bathroom condition
- Storage
- Electrical systems
- Air-conditioning
- Whether the design suits the household
- Whether major work is still required
A renovation has value only where the buyer can use it.
A visually impressive renovation may have limited value if the buyer intends to replace it.
Do not accept a renovation premium without inspecting the work.
Development Scale and Facilities May Affect PSF
Development-level factors may include:
- Number of residences
- Number of blocks
- Lift arrangement
- Homes per floor
- Privacy
- Facility scale
- Landscaping
- Security
- Common-area condition
- Management
- Maintenance fees
A smaller development may provide:
- Fewer neighbours
- A different arrival
- Less facility activity
It may also provide:
- Fewer shared facilities
- Higher per-unit maintenance costs
- Lower transaction frequency
A larger development may provide:
- More extensive facilities
- Greater transaction volume
- More unit choice
It may also involve:
- Greater facility activity
- More neighbours
- More competing listings
Do not assume one development scale is universally better.
Maintenance Fees Belong in the Comparison
PSF does not include ongoing maintenance fees.
Buyers should compare current verified information about:
- Monthly or quarterly contributions
- Allocation method
- Sinking-fund contributions
- Planned major works
- Special levies
- Facility upkeep
- Lift maintenance
- Security
- Landscaping
- Heritage or specialist building maintenance where relevant
A lower purchase PSF may be accompanied by higher ongoing costs.
A higher purchase PSF may still have substantial maintenance fees.
Do not publish maintenance figures without current verification and public approval.
Transaction Date Matters
A completed transaction reflects market conditions at a specific time.
When comparing transactions, review:
- Transaction date
- Market environment
- Interest-rate environment
- Available supply
- Development condition
- Unit condition
- Floor level
- View
- Seller and buyer timeline where publicly relevant
- Whether the unit was comparable
An older transaction may remain useful.
It should not be treated as current without adjustment and context.
Do not use one historic PSF figure as a present valuation.
Low Transaction Frequency Requires Greater Caution
Some prime developments may record relatively few transactions.
Low transaction frequency can make interpretation difficult because:
- Units may be materially different
- Floor areas may vary
- Renovation conditions may differ
- Floor levels may differ
- Special-format residences may dominate the data
- The latest transaction may be old
- One sale may distort an average
Where transaction volume is limited:
- Show the record count.
- Show the date range.
- Avoid broad trend claims.
- Avoid precise valuation conclusions.
- Use a wider comparable set carefully.
- Explain the limitations.
Do not create a market trend from one or two incomparable records.
Average, Median and PSF Range
Different summary statistics answer different questions.
Do Not Remove Outliers Without Understanding Them
An unusually high or low PSF may reflect:
- Penthouse
- Maisonette
- Private pool
- Large terrace
- Very small unit
- Very large unit
- High floor
- Strong view
- Original condition
- Extensive renovation
- Urgent seller timeline
- Related-party or unusual transaction circumstances where publicly identifiable and appropriate
- Data error
Before excluding an outlier:
- Verify the record.
- Confirm the floor area.
- Confirm the transaction type.
- Confirm the residential format.
- Confirm the development association.
- Understand why it differs.
Do not remove a record merely because it does not support a preferred narrative.
Choose Comparables That Are Genuinely Relevant
A strong comparable should be similar in:
- Development
- Tenure
- Floor area
- Bedroom profile
- Residential format
- Floor band
- Stack or orientation where available
- View
- Condition
- Transaction date
- Total purchase quantum
The best comparable is not always the latest transaction.
A recent compact apartment may be less relevant to a large family apartment than an older transaction with a similar size, layout and floor level.
Use several relevant records where possible.
Explain the limitations where no close comparable exists.
Comparing PSF Within the Same Development
A same-development comparison can reduce differences in:
- Location
- Tenure
- Developer
- Facilities
- Estate management
- Completion age
Unit-level differences still matter.
Compare:
- Floor area
- Unit type
- Floor level
- Stack
- Facing
- View
- Privacy
- Condition
- Renovation
- Transaction date
- Asking status
- Seller timeline
A unit should not be priced only by multiplying its floor area by the project’s average PSF.
The apartment may deserve a premium or discount based on its specific characteristics.
Comparing PSF Across Different Developments
A cross-development comparison introduces more variables.
Compare:
- Exact location
- Tenure
- Remaining lease
- Development age
- Unit size
- Floor-plan efficiency
- Floor level
- View
- Condition
- Facilities
- Maintenance
- Development scale
- Asking price
- Transaction date
- Total purchase quantum
A nearby development is not automatically a relevant comparable.
Two projects on neighbouring roads may provide materially different:
- Apartment sizes
- Tenures
- Estate environments
- Buyer audiences
- Maintenance positions
- Current availability
How Orchard Location Can Affect PSF
A property near Orchard may attract a higher or lower PSF depending on:
- Exact address
- Distance from retail activity
- Public-transport access
- Road exposure
- Noise
- Privacy
- Development quality
- Tenure
- Apartment size
- View
- Condition
- Current supply
Immediate proximity to Orchard may support convenience.
It may also introduce:
- Traffic
- Commercial activity
- Visitor movement
- Noise
- Less residential separation
Do not assume every Orchard-labelled address deserves the same location premium.
How Tanglin and Ardmore Context Can Affect PSF
Tanglin and Ardmore properties may be assessed for:
- Residential setting
- Proximity to Orchard
- Road access
- Privacy
- Large-format apartment supply
- Development tenure
- Estate character
- View
- Current availability
The location label alone does not justify a PSF premium.
The buyer should verify:
- Exact address
- Development entrance
- Unit position
- Floor level
- View
- Condition
- Tenure
- Relevant completed transactions
How to Read The Draycott PSF
The Draycott is a freehold development at Draycott Park associated with substantial residential layouts.
Its PSF should be interpreted alongside:
- Freehold tenure
- Large apartment sizes
- Total purchase quantum
- Conventional apartment layouts
- Maisonette-related formats
- Penthouse-related formats
- Floor level
- Stack
- View
- Condition
- Renovation
- Transaction frequency
- Current availability
Do not compare a The Draycott maisonette or penthouse mechanically with a conventional apartment.
Do not compare its large-format units mechanically with compact Orchard apartments.
How to Read Draycott 8 PSF
Draycott 8 is a 99-year leasehold development by Wing Tai Holdings with 136 residences and a restored heritage clubhouse.
Its PSF should be interpreted alongside:
- Verified lease commencement
- Remaining lease
- Apartment size
- Total purchase quantum
- Floor plan
- Floor level
- Facing
- View
- Condition
- Renovation
- Facilities
- Heritage estate identity
- Transaction frequency
- Current availability
The approved project content includes a 2,960 sq ft four-bedroom apartment profile.
Do not treat that profile as representative of every Draycott 8 residence.
How to Read PSF for a Maisonette
A maisonette includes an internal split-level arrangement.
Its floor area may include:
- Living areas
- Bedrooms
- Internal stairs
- Landings
- Circulation between levels
- Double-height or void areas where officially included
- Outdoor areas where applicable
A maisonette may provide:
- Strong household zoning
- Greater privacy
- House-like internal movement
- Distinctive layout
It may also involve:
- Daily stair use
- Accessibility concerns
- Furniture-movement complexity
- Greater renovation complexity
- A narrower buyer audience
Do not compare a maisonette mechanically with a single-level apartment using PSF alone.
How to Read PSF for a Penthouse
A penthouse may differ from a conventional apartment through:
- Top-floor position
- Larger floor area
- Multiple internal levels
- Outdoor areas
- Roof exposure
- Stronger views
- Greater privacy
- Private amenities where verified
- Higher total purchase quantum
Its PSF should be assessed alongside:
- Internal usable space
- Outdoor-space utility
- Heat
- Wind
- Waterproofing
- Internal stairs
- Condition
- Maintenance
- Total purchase price
- Relevant penthouse transactions
Do not compare a penthouse mechanically with a conventional apartment.
Do not assume that every top-floor residence is a penthouse.
How Private Pools and Terraces Affect PSF
A residence with a verified private pool or large terrace may record a different PSF from a conventional apartment.
The buyer should assess:
- Official floor area
- Internal usable area
- Outdoor usable area
- Legal status
- Privacy
- Weather exposure
- Drainage
- Waterproofing
- Safety
- Maintenance
- Running costs
- Renovation restrictions
- Future buyer audience
An outdoor feature may add meaningful lifestyle value.
It may also reduce the proportion of enclosed internal space and increase maintenance.
Do not value private outdoor areas solely by applying the same utility to every square foot.
What May Explain a Higher PSF?
A higher PSF may be associated with:
- Smaller unit size
- Freehold tenure
- Longer remaining lease
- Higher floor
- Preferred stack
- Stronger view
- Greater privacy
- Better condition
- Recent renovation
- Lower immediate renovation requirements
- More efficient floor plan
- Limited current availability
- Stronger location for the buyer’s routine
- Private amenities where verified
- Seller expectations
A higher PSF is not automatically justified.
The premium must be supported by the actual residence and relevant transactions.
What May Explain a Lower PSF?
A lower PSF may be associated with:
- Larger unit size
- Higher total purchase quantum
- Leasehold tenure
- Shorter remaining lease
- Lower floor
- Road exposure
- Weaker view
- Reduced privacy
- Original condition
- Greater renovation requirements
- Less efficient layout
- Internal stairs
- Large outdoor areas
- Seller timeline
- Limited buyer audience
A lower PSF may represent an opportunity.
It may also reflect genuine property disadvantages.
The buyer should identify the reason before treating it as value.
How to Compare a Current Asking PSF
When reviewing a current asking PSF, compare:
- Verified asking price
- Last-confirmed date
- Verified floor area
- Unit size
- Floor level
- Stack
- Facing
- View
- Privacy
- Condition
- Renovation
- Tenure
- Remaining lease
- Seller timeline
- Current competing units
- Relevant completed transactions
Ask:
- Is the asking premium supported by view or condition?
- Is the unit larger than the recent comparables?
- Is the asking price based on renovation the buyer will keep?
- Is the seller comparing against an unsuitable unit?
- Is the transaction data current?
- Does the total purchase quantum remain reasonable?
Do not treat an asking PSF as a completed market value.
Availability Changes the PSF Conversation
A development may have a historical PSF range with no current suitable unit available.
Current availability may differ in:
- Floor area
- Bedroom profile
- Floor level
- Stack
- View
- Condition
- Asking price
- Asking PSF
- Seller timeline
Limited availability may influence seller expectations.
It does not automatically justify any asking price.
A buyer should compare:
- Current units
- Recent relevant transactions
- Alternative developments
- Total purchase quantum
- Holding period
- Household requirements
Availability must remain dynamic.
Do not permanently state that a development has units for sale.
Common PSF Comparison Mistakes
**Mistakes**
- Comparing asking PSF with transacted PSF without labelling the difference
- Comparing sale PSF with rental PSF
- Using an unverified floor area
- Comparing compact and large-format apartments mechanically
- Comparing freehold and leasehold without tenure context
- Ignoring remaining lease
- Ignoring floor level
- Ignoring stack and facing
- Ignoring view
- Ignoring condition
- Ignoring renovation
- Ignoring total purchase quantum
- Ignoring balconies, terraces, voids and internal stairs
- Comparing penthouses with conventional apartments
- Comparing maisonettes with single-level apartments
- Using one transaction as the market
- Using an average from an incomparable dataset
- Treating lower PSF as automatic value
- Treating higher PSF as automatic quality
- Using old transactions as current valuation
- Ignoring current competing units
- Ignoring seller timeline
- Ignoring maintenance fees
- Ignoring household suitability
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A Five-Step PSF Comparison Framework
**Step 1: Verify the data**
Confirm:
- Price
- Floor area
- Transaction or asking status
- Transaction date
- Development identity
- Unit type
**Step 2: Choose relevant comparables**
Match:
- Development or location
- Tenure
- Size
- Floor level
- Residential format
- Date
**Step 3: Explain the differences**
Review:
- Layout
- View
- Facing
- Condition
- Renovation
- Privacy
- Maintenance
**Step 4: Compare total quantum**
Include:
- Purchase price
- Duties
- Renovation
- Ongoing costs
- Holding period
**Step 5: Test household suitability**
Ask:
- Does the apartment work as a home?
- Does the layout fit?
- Is the view worth the premium?
- Is the renovation useful?
- Is the ownership position suitable?
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PSF Interpretation Matrix
Create a responsive native HTML table.
| Factor | Why it matters |
|---|---|
| Data type | Asking, transacted and rental PSF represent different markets |
| Floor area | The area basis must be verified and consistent |
| Unit size | Compact and large-format apartments may trade differently |
| Total quantum | Lower PSF may still involve a higher total price |
| Tenure | Freehold and leasehold require ownership context |
| Remaining lease | Leasehold properties must be compared at the relevant date |
| Floor level | View, privacy, noise and buyer preference may differ |
| Stack and facing | Sun, outlook, road exposure and privacy affect desirability |
| View | Open, green, estate or city views may affect the asking position |
| Layout | Efficient and inefficient plans can have the same floor area |
| Condition | Renovated and original units require different cost analysis |
| Renovation | Immediate work affects the complete purchase position |
| Residential format | Conventional, maisonette and penthouse units are not identical |
| Outdoor area | Terraces, balconies and pools may have different utility |
| Facilities | Estate quality and amenities affect buyer perception |
| Maintenance | Ongoing fees are not reflected in purchase PSF |
| Transaction date | Older records may not reflect current conditions |
| Record count | Small datasets require caution |
| Availability | Limited current choice may affect asking positions |
| Buyer fit | The lowest PSF may still be the wrong home |
Do not add a property score.
Do not add “good”, “bad”, “cheap” or “expensive” labels automatically.
---
Review Current Verified PSF Information
Use the existing verified transaction and listing systems.
Where sufficient public data exists, display separate blocks for:
Completed sale transactions. Potential public fields:
- Development name
- Public unit type
- Transaction date
- Verified floor area
- Completed sale price
- Transacted PSF
- Floor band where approved
- Tenure
- Data source status
- Last updated
Current asking positions. Potential public fields:
- Development name
- Public unit label
- Verified floor area
- Asking price
- Asking PSF
- Floor band
- Condition category
- Availability status
- Last verified
Rental information. Display only where relevant and clearly separated:
- Completed rental date
- Verified monthly rent
- Verified floor-area band
- Completed rental PSF
- Current asking rent where verified
- Last updated
Summary statistics. Show only where the dataset is sufficiently comparable:
- Record count
- Date range
- Median PSF
- Average PSF
- PSF range
- Unit-size range
- Inclusion criteria
- Exclusion criteria
Required safeguards. - Keep asking, completed sale and rental data separate.
- Do not show zero when data is missing.
- Do not calculate statistics from incomplete records.
- Do not show an average based on one record.
- Do not present a small sample as a market trend.
- Do not expose exact private unit numbers.
- Do not expose buyer or seller identities.
- Do not expose confidential asking positions.
- Do not calculate appreciation automatically.
- Do not predict future prices.
- Do not label a development overvalued or undervalued.
- Do not rank developments automatically.
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Use PSF to Ask Better Questions During a Viewing
During the viewing, ask:
- Why is this unit priced above recent transactions?
- Is the floor area verified?
- Which transaction is the closest comparable?
- How does the floor level compare?
- How does the stack compare?
- Is the view stronger?
- Is the renovation recent?
- Will we keep the renovation?
- Does the floor plan use the area efficiently?
- Are balconies, terraces or stairs included in the area?
- What immediate work is required?
- What maintenance fees apply?
- What other current units are available?
- How long has the unit been available?
- What timeline does the seller prefer?
- What is the total purchase and renovation position?
PSF should lead to a better inspection.
It should not replace the inspection.
PSF-Focused Property Viewing Checklist
**Checklist**
- Verify development identity
- Confirm exact unit type
- Confirm availability
- Confirm last-verified date
- Confirm asking price
- Confirm verified floor area
- Calculate asking PSF
- Confirm tenure
- Confirm remaining lease where applicable
- Review approved floor plan
- Confirm bedrooms and bathrooms
- Confirm residential format
- Confirm internal levels
- Confirm floor level
- Confirm stack and facing
- Compare living-room width
- Compare dining capacity
- Compare bedroom distribution
- Compare bathroom access
- Compare kitchen practicality
- Compare service areas
- Compare storage
- Compare outdoor-area utility
- Compare natural light
- Compare views
- Compare privacy
- Compare noise
- Compare afternoon-sun exposure
- Inspect internal condition
- Review renovation age
- Estimate required work
- Compare maintenance fees
- Review planned major works
- Review relevant completed transactions
- Separate asking and transacted PSF
- Review current competing units
- Confirm occupancy
- Confirm seller timeline
- Confirm included fixtures
- Compare total purchase quantum
- Review long-term household fit
**Closing copy**
PSF is one part of the decision. Buyers should obtain independent legal, financial, tax, valuation, building-condition and renovation advice where appropriate.
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Questions to Ask Before Relying on a PSF Figure
**Buyer questions**
- Is this asking PSF or transacted PSF?
- Is the sale completed?
- What is the transaction date?
- Is the floor area verified?
- What floor-area basis is being used?
- Are balconies or terraces included?
- Are internal stairs or voids included?
- Is the unit conventional, maisonette or penthouse?
- What is the tenure?
- What is the remaining lease where applicable?
- Is the comparable in the same development?
- Is it similar in floor area?
- Is it in a similar floor band?
- Does it have a similar stack or facing?
- Does it have a similar view?
- Is the condition comparable?
- Was it renovated?
- Is the renovation useful to us?
- What immediate work is required?
- What is the total purchase quantum?
- What are the maintenance fees?
- Are major works or special levies planned?
- How many transactions are in the dataset?
- What date range is being used?
- Is the average based on comparable units?
- Would the median be more useful?
- Are there outliers?
- Why do the outliers differ?
- Which current units compete with this property?
- Is the seller asking a premium?
- What supports that premium?
- Does the apartment suit our household?
- Can The Janys prepare a unit-level comparison?
Answers must come from verified current information.
Do not fill missing answers with assumptions.
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PSF and Transaction Due Diligence Checklist
**Buyer checklist**
- Verified development identity
- Verified tenure
- Lease commencement where applicable
- Remaining lease where applicable
- Verified floor area
- Approved floor plan
- Residential format
- Transaction type
- Transaction date
- Completed sale price
- Transacted PSF
- Current asking price
- Asking PSF
- Completed rental record where relevant
- Current asking rent where relevant
- Unit size
- Bedroom profile
- Bathroom configuration
- Internal levels
- Floor level
- Stack and facing
- View and privacy
- Condition
- Renovation history
- Renovation estimate
- Maintenance fees
- Planned major works
- Special levies
- Comparable selection
- Date range
- Record count
- Average methodology
- Median methodology
- Outlier review
- Current competing units
- Total purchase quantum
- Independent valuation where required
- Property tax
- Buyer’s Stamp Duty
- Applicable Additional Buyer’s Stamp Duty
- Financing
- CPF considerations
- Existing tenancy
- Seller authority
- Completion timeline
- Intended holding period
- Future resale audience
**Closing copy**
The Janys can assist with current property information, relevant transaction selection and unit-level comparison.
Buyers should obtain independent legal, financial, tax, valuation and renovation advice where appropriate.
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Compare District 10 PSF With The Janys
A meaningful PSF comparison requires more than dividing price by floor area.
The Janys assist buyers with:
- Verified floor-area checks
- Asking-PSF calculation
- Completed-transaction review
- Relevant comparable selection
- Tenure comparison
- Remaining-lease context
- Unit-size comparison
- Floor-plan comparison
- Floor-level comparison
- Stack, facing and view review
- Privacy context
- Condition comparison
- Renovation considerations
- Total purchase-quantum comparison
- Current available-unit review
- Private viewing coordination
- Offer preparation
The objective is to explain why one property trades at a different PSF and whether that difference is relevant to the buyer.
Use PSF as a Starting Point, Not the Final Answer
PSF is useful because it gives buyers a common way to compare price and floor area.
It is incomplete because properties are not identical blocks of space.
Tenure, remaining lease, unit size, floor plan, floor level, stack, facing, view, privacy, condition, renovation, facilities, maintenance and total purchase quantum all affect the interpretation.
A lower PSF may represent genuine value.
It may also reflect a larger unit, higher total price, leasehold tenure, weaker view or greater renovation requirement.
A higher PSF may reflect a smaller apartment, better condition, stronger view, preferred stack, freehold tenure or limited current availability.
The buyer should not ask only:
> Which property has the lowest PSF?
The better question is:
> Why does this property have this PSF, and does the complete purchase position work for us?
Speak with The Janys to compare current Orchard and District 10 properties using verified unit information, relevant transactions and a practical household-focused framework.
Compare the Property Behind the PSF
Speak with The Janys to compare current Orchard and District 10 properties according to verified floor area, tenure, layout, floor level, view, condition, asking price, completed transactions and total purchase position.
Frequently asked questions
References & further reading
- The Draycott — PSF Benchmark— Current PSF and transaction context for The Draycott.
- Draycott 8 — PSF Benchmark— Current PSF and transaction context for Draycott 8.
- The Draycott — Available Units— Current confirmed availability at The Draycott.
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.