Is this condo sale price fair in Singapore?
A fair sale price should make sense on both total price and PSF. The total price tells you the cash quantum. PSF helps normalize for unit size. Tenure, floor level, condition and recent district movement decide whether a premium is reasonable.
Data is for research and comparison only.The short answer
A sale price is easier to defend when it lines up with recent transactions for the same project or a very similar nearby project. If the asking price is above recent sales, the unit needs a clear reason: size, renovation, view, floor, layout, scarcity, tenure or a recent market shift.
Check both total price and PSF. A unit can look cheap by total price because it is small, or expensive by total price because it is larger than the recent comparables.
What to make of this
This buyer read is a first filter, not a valuation report. The main anchors here are sale records 136,318 (Recorded transaction sample) and best next step Project page (Then compare PSF and total price). The useful question is whether total price, PSF, tenure and recent project evidence are all telling the same story.
Les Maisons Nassim in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin is the first row I would open, with median sale $36,977,280 and median PSF $5,461 psf. Use that first comparison to choose the project, district, HDB or calculator page that answers the decision in front of you.
What I would check next
I would open the closest project, district or HDB page next, then compare the headline number against the transaction rows. The closer the comparable, the more useful the read.
If the page gives you a ranking, treat it as a shortlist. The decision still needs project-level or street-level evidence before the number carries much weight.
The comparison order
Start with recent sales in the same project. Then compare similar unit sizes and sale PSF. After that, widen to nearby projects in the same district with similar tenure and building profile.
Tenure matters. Freehold and leasehold condos can trade differently even when they sit near each other, so avoid comparing them as if they are identical.
When the asking price may be stretched
Be careful when the asking price is above the project median, above recent PSF, and above similar nearby projects without a strong reason. That is when you should slow down and ask what evidence supports the premium.
Also be careful with thin sales data. If a project has very few recent sales, use district trends and nearby projects, then keep the offer conservative until better comparables appear.
How to turn the price into a decision
After the price looks reasonable, run the mortgage, stamp duty and purchase timeline tools. A fair price can still be a bad fit if the monthly payment, ABSD or cash timeline is uncomfortable.
For investors, pair the sale price with actual rent and net yield. A beautiful entry price still needs rental support if the goal is income.
Projects with deeper sale comparables
Use projects with stronger sales depth when you want cleaner price and PSF anchors.
Quick answers
Short answers based on the current data view.
Should I use sale price or PSF first?
Use both. Sale price tells you the total cash quantum. PSF helps compare units of different sizes.
How recent should comparable sales be?
Recent sales are usually more useful, but older sales can still help when the project has thin activity. Check district movement before relying on old records.
Does tenure affect fair price?
Yes. Freehold and leasehold projects can trade differently, especially when they are close substitutes in the same area.
Can PropertySmartSG value my unit exactly?
No. It helps you benchmark against recorded transactions. A real valuation still depends on unit-specific details and professional judgment.
Suggested properties
Project pages connected to this guide, with rent, sale, tenure and transaction signals.
