She Lost $590,000 On A Shop Space That Didn’t Exist: The Problem With Floor Plans In Singapore

Published 22 June 2025, 7:03 PM SGT · 4 min read · 1.7k

Let me tell you a heartwarming story about property, trust, and losing $590,000.

All because you thought you were buying a shop and instead bought air in the shape of an invisible trapezoid. A beauty salon owner recently sued her agent over a commercial unit in D’Leedon, which was advertised as 818 sq ft. Problem is, she only got 619 sq ft of usable space. The rest of the space came from the top of the unit, which was wider than the base because of the sloping walls.

Which, incidentally, makes me wonder how they worked out the square footage of the Art Science Museum, because the attempt alone must have broken three calculators. But the point is, square footage can get both expensive and annoying; and in case you’re wondering, the poor shop owner didn’t win.

It seems that legally, the agent wasn’t at fault, no more than the buyer. They were both “jointly misled” by this geometric magic trick. And yet I can’t help but notice that only one party in this dispute lost the equivalent of an S-Class Mercedes.

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In 2023, Singapore launched GFA Harmonisation, also widely regarded as a sort of War on Developer Margins. Here’s the basic idea:

Old condos? You paid for planter boxes, air-con ledges, void space, and other areas you couldn’t use unless you squeezed in with your local crows.
New condos? Nope. Only real, usable floor area counts now, and that’s all you pay for.

👏 That’s 👏 good 👏 right?

Except for two things: first, we keep having to explain to all newcomers to the market (and even some veterans) why a new, post-harmonisation, 850 sq ft condo unit is in fact the same as a 1,000 sq ft resale condo 500 metres down the road.

In general, condo buyers are already irritated about 2025 prices, and are naturally guarded. So when I try to explain the pre-harmonisation condos’ Price Per Square Fantasy to them, I look like a pig-butchering scammer who just wants to push a new launch.

But that isn’t the end of the issue. Property is an industry that moves with the speed of a really tired clam, so don’t expect instant updates to old floor plans. Now, when you want to compare anything to an older condo (especially a new launch), you’re just going to have to disbelieve $PSF.

Use your own eyes to check if double-beds can really fit every bedroom of that supposedly 1,600+ sq ft condo, even if it has bay windows the RSAF could land a Chinook on. Check out the air-con ledge, and avoid if it could comfortably host a Sumo match. Buyers now have to look beyond alleged square footage, and compare in more direct ways (bring a tape measure on viewings if you have to.)

One exception: deceptive square footage doesn’t usually apply to properties before the 2000s. If you’re looking at a project that was built when The Simpsons were still edgy, it’s mostly safe: it existed before developers were incentivised to use tricks like big bay windows. In that case, the gigantic square footage is often real; but sometimes still squandered on balconies big enough to hold a decently profitable rice farm.

I’m looking at you, ‘80s era terrace condos.

Meanwhile in other property news…

Springleaf versus Faber Walk: which GLS site is better, the one with MRT access, or the one within enrolment range to Nan Hua Primary?
HDB’s two and three-room showflats: good reno and layout ideas, or still too squeezy?
Buying property in Malaysia? Here are a few restrictions you need to be ready for.
Rivergate is a benchmark condo and a seemingly unstoppable ROI juggernaut, despite its age. Here’s a deep dive as to why, for Stacked Pro.

Weekly Sales Roundup (09 June - 15 June)

Top 5 Most Expensive New Sales (By Project)

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
IRWELL HILL RESIDENCES	$7,800,000	2605	$2,994	99 yrs (2020)
CANNINGHILL PIERS	$7,584,000	2788	$2,720	99 yrs (2021)
TEMBUSU GRAND	$4,124,000	1711	$2,410	99 yrs (2022)
PULLMAN RESIDENCES NEWTON	$4,100,000	1378	$2,976	FH
ONE MARINA GARDENS	$3,761,110	1238	$3,038	99 yrs (2023)

Top 5 Cheapest New Sales (By Project)

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
ONE MARINA GARDENS	$1,234,281	420	$2,940	99 yrs (2023)
NOVO PLACE	$1,388,000	872	$1,592	99 yrs (2023)
LUMINA GRAND	$1,401,000	936	$1,496	99 yrs (2022)
NORTH GAIA	$1,403,000	980	$1,432	99 yrs (2021)
NOVO PLACE	$1,440,000	883	$1,631	99 yrs (2023)

Top 5 Most Expensive Resale

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
THE ORCHARD RESIDENCES	$7,700,000	2465	$3,124	99 yrs (2006)
RIVERGATE	$5,900,000	2077	$2,840	FH
THE GLYNDEBOURNE	$5,528,888	2508	$2,204	FH
RIVERGATE	$5,060,000	1722	$2,938	FH
THE BEAUMONT	$4,880,000	1948	$2,505	FH

Top 5 Cheapest Resale

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
HEDGES PARK CONDOMINIUM	$670,000	484	$1,383	99 yrs (2010)
SEASTRAND	$765,000	592	$1,292	99 yrs (2011)
THE TAPESTRY	$825,000	474	$1,742	99 yrs (2017)
COCO PALMS	$850,000	463	$1,836	99 yrs (2008)
ECHELON	$905,888	452	$2,004	99 yrs (2012)

Top 5 Biggest Winners

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	RETURNS	HOLDING PERIOD
THOMSON 800	$3,218,000	1625	$1,980	$2,395,000	19 Years
OCEAN PARK	$2,800,000	1302	$2,150	$1,840,000	24 Years
RIVERGATE	$5,900,000	2077	$2,840	$1,790,000	12 Years
THE BEAUMONT	$4,880,000	1948	$2,505	$1,700,000	16 Years
HAIG COURT	$2,988,888	1442	$2,072	$1,699,000	15 Years

Top 5 Biggest Losers

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	RETURNS	HOLDING PERIOD
MARINA ONE RESIDENCES	$2,400,000	1141	$2,103	-$195,775	8 Years
SOPHIA HILLS	$1,132,500	570	$1,985	-$164,500	7 Years
ECHELON	$905,888	452	$2,004	-$91,232	12 Years
THE PLAZA	$980,000	807	$1,214	-$65,000	3 Years
ESPADA	$1,240,000	560	$2,215	-$10,000	7 Years

Transaction Breakdown

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If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.

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Frequently asked questions

What are the risks of relying solely on floor plans when buying property in Singapore?

Floor plans can be misleading, especially with geometric tricks that inflate usable space. Buyers should verify actual measurements and view properties in person to avoid being misled by deceptive square footage.

How did the property dispute in D’Leedon highlight issues with floor plan accuracy?

The dispute involved a commercial unit advertised as 818 sq ft, but only 619 sq ft was usable space. The rest was from sloping walls, illustrating how floor plans can misrepresent actual usable area, leading to legal disputes.

What is the impact of Singapore’s GFA Harmonisation on property buyers?

GFA Harmonisation means only real, usable floor area counts for new condos, making it clearer for buyers. However, it also causes confusion when comparing new units to older resale condos, as apparent size differences may no longer reflect actual usable space.

Why should buyers check property dimensions in person rather than relying on square footage?

Because square footage can be misleading due to architectural features like bay windows or balconies, buyers should use their own measurements and visual inspection to ensure furniture can fit and space is usable.

Are older properties less likely to have deceptive floor plans compared to newer developments?

Properties built before the 2000s are generally less prone to deceptive square footage tricks, as developers then had less incentive to use architectural tricks like large bay windows or oversized balconies.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.