TLDR
Price Per Square Foot (PSF) is increasingly a poor measure of property value in Singapore due to regulatory changes that improved space efficiency, excluding non-livable areas from Gross Floor Area (GFA). Older properties with lower PSF may have inefficient layouts and higher renovation costs, making direct PSF comparisons misleading. PSF also ignores qualitative factors like unit quality, location, and unique features, and is less useful across different property types. Instead, total price (quantum) has a greater impact on buyers’ financial commitments and should be the primary focus. PSF might only be relevant when comparing very similar units. Buyers and sellers should prioritize a comprehensive, data-driven approach considering both quantum and qualitative factors rather than relying solely on PSF.
Price Per Square Foot (PSF) has long been a conventional method for comparing property prices, often mistakenly equated with value. The intuitive logic suggests that a lower PSF for two similarly sized properties implies better value. However, significant changes in Singapore’s property market have rendered this assumption often inaccurate, making PSF a potentially misleading indicator.
The relevance of PSF has diminished due to various regulatory changes over the years that have reshaped property layouts and efficiency. Historically, during the “bay window/planter era” of the 2010s, developers included spaces like air-con ledges, bay windows, and planters in the total square footage, for which buyers paid, despite these being non-chargeable to developers. This practice led to less efficient floor plans.
Subsequent regulations phased out these non-chargeable areas, leading to more efficient layouts. Most recently, the GFA (Gross Floor Area) harmonization rule has further streamlined designs by excluding unliveable spaces like air-con ledges and strata void spaces from the official GFA. Consequently, while the total price of a unit may remain the same, its reported PSF increases, creating a perception of higher prices when the actual livable space might be comparable.
For example, comparing three similar 3-bedroom properties in the East across different eras can yield a distorted picture if solely based on PSF:
As seen above, a seemingly lower PSF in older properties might not reflect real value differences, especially when considering potentially higher renovation costs and less efficient layouts. PSF also fails to account for inherent risks in older properties, such as impending en bloc sales or deteriorating facilities. This holds true for HDB properties as well.
Additional Reasons Why PSF Can Be Misleading:
Unless comparing highly similar units and layouts where PSF might serve as a “tie-breaker,” it’s not a versatile analytical tool.
Ultimately, the quantum (total price) of a property has the most direct impact on a buyer’s financial commitments, influencing the loan amount, stamp duties, and for investors, the rental yield and overall return. Focusing too much on PSF can be a distraction from this critical figure. During high-pressure sales situations, agents might emphasize PSF to sway buyers, so it’s important to keep the total quantum at the forefront of your decision-making.
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