Challenging the Myth of Lease Decay: Older Leasehold Condos Outperforming Newer Ones
TLDR Older leasehold condos in Singapore, particularly those built in the 1980s and 1990s, have shown annualised price growth exceeding...
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TLDR
GFA Harmonization standardizes Gross Floor Area measurements across Singapore government agencies, removing non-usable spaces like oversized planter boxes, air-con ledges, and strata voids from condo floor area calculations. This change encourages more efficient layouts, improving usable living space despite smaller nominal unit sizes. Early adopters like Lentor Modern show fewer space-wasting features, leading to better value despite seemingly smaller square footage. However, this distorts price per square foot (PSF) comparisons, as post-harmonization units may appear pricier on a PSF basis even if total cost and usable space are similar to older units. Buyers should focus on absolute unit size and layout rather than PSF alone. Older resale units may still use outdated GFA measurements, causing further confusion. Understanding these nuances is key for navigating the 2025 property market and making informed decisions about buying or selling condos.
As more new condominium launches incorporate the new Gross Floor Area (GFA) harmonization, buyers might find themselves confused by what appears to be a technical change in definitions. However, this seemingly simple adjustment has profound implications: it aims to create more efficient condo layouts while simultaneously distorting the perceived price per square foot (PSF). Understanding this new rule is crucial for navigating the 2025 property market.
What is GFA Harmonization?
Ostensibly, GFA harmonization standardizes how Gross Floor Area is measured across different government agencies (URA, SLA, BCA). Previously, each agency might have had slightly different methods. Beyond this standardization, GFA harmonization addresses two significant issues:
- Eliminating “Space-Wasting” Features: Developers can no longer inflate saleable square footage with features like oversized planter boxes, massive air-con ledges, or other elements that add to the GFA but offer little usable space to residents.
- Removing Strata Void Space: The practice of measuring strata void space (vertical empty space from floor to ceiling) is now excluded from GFA calculations. This change could potentially revive the appeal of high-ceiling units, as buyers will no longer feel they are paying for “empty air.”
Early Impacts and Examples:
Lentor Modern was the first new launch to fully adopt GFA harmonization. Its floor plans demonstrate the effects: large bay windows and monstrously oversized balconies, common in older developments, are absent. This means that while a unit’s nominal square footage might be smaller, the usable living space can be greater than in older projects. For instance, a unit in a post-harmonization condo might offer more functional space than a larger pre-harmonization unit, where significant square footage was allocated to non-usable areas like protruding bay window ledges.
This change is becoming a new selling point. Developers are now highlighting how GFA-harmonized condos offer superior value compared to even recent new launches that pre-date the rule. Nava Grove, an upcoming launch with GFA harmonization, is likely to draw comparisons to nearby projects like Pinetree Hill, emphasizing its more efficient layouts.
Distorting Price PSF:
The most significant immediate effect of GFA harmonization is its impact on price PSF, leading to a distorted perception of cost. Newer, more efficient layouts might appear more expensive on a PSF basis, even if their absolute quantum is similar to older, less efficient units.
Consider a theoretical three-bedroom condo unit:
- Pre-Harmonization: A unit might have been marketed as 1,001 sq. ft., including features like air-con ledges and void space. If priced at $1.6 million, the PSF would be approximately $1,598.
- Post-Harmonization: The same usable space, with air-con ledges and void spaces excluded from GFA, might be calculated as 947 sq. ft. If still priced at $1.6 million, the PSF jumps to roughly $1,690, making it seem considerably pricier.
This re-calculation can make current new launch prices of $2,200+ PSF seem even higher. However, by factoring in the inefficiencies of pre-harmonization projects, the actual price discrepancy might be less alarming.
There’s also concern that some older resale projects may still be marketed with outdated square footage data that includes void spaces or other non-usable areas. This might not be intentional misrepresentation, but simply adherence to original specifications. Therefore, when comparing pre- and post-harmonization units, buyers should be aware that pre-harmonization units might appear deceptively cheaper on a PSF basis.
For these reasons, it’s increasingly crucial to look beyond simplified price PSF comparisons. Buyers should pay closer attention to the actual floor plan and the absolute quantum of the unit to gain a true sense of value. This practice is beneficial in general, as other unit variations, like dual-key layouts, can also distort per-square-foot pricing
Should You Buy, Sell or Wait?
If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?
It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.
I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.
I can help you by:
- Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
- Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.
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