ST PATRICK'S RESIDENCES

District 15OCRFreeholdPropertyGuru

Project Details

Address

ST. PATRICK'S ROAD

Property Type

Apartment

Total Units

102

Est. TOP

2013

Developer

Tg (St Patrick's) Pte Ltd

Tenure

Freehold

Price by Bedroom (median, 3yr)

3-Bed^*

$2,508,888

3 txns

4-Bed^*

$3,101,688

2 txns

5-Bed^*

$3,668,000

7 txns

* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).

Median PSF (3yr)

$1623

12 transactions

Lease too short to normalize meaningfully (under 40yr remaining).

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

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PSF Trend

Transaction prices per square foot

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