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James Wong Homes

Case study

Westcove Condo: selling a large older-layout unit on space, not on price per square foot

A 2-bedroom of 1,173 sq ft with an older layout. Buyers could compare it with newer but smaller units. I marketed the usable space and the total price, and did not compete on price per square foot alone.

Published
5 Oct 2026
Reading time
1 min
Property
2-bedroom condominium, 1,173 sq ft, District 5

Filed underCondo resale

Key takeaways

  • A 2-bedroom of 1,173 sq ft with an older layout, up against newer but smaller units.
  • The marketing highlighted usable space, full household functionality and the total price, not price per square foot alone.
  • The unit was sold.

The property

A 2-bedroom, 2-bathroom condominium of 1,173 sq ft with an enclosed kitchen and a yard, at Westcove Condo in West Coast, District 5. I acted for the seller.

What the client wanted

To cash out of an investment property, for retirement.

The challenge

Large units with an older layout can attract a narrower pool of buyers, and buyers may compare them with newer but smaller options.

James's view

My assessment

My view was that the comparison to avoid was one made purely on price per square foot. What the unit had was usable space for a whole household, and a total price that a buyer could set against newer, smaller units.

The strategy

I highlighted the usable space, the fact that the unit works for a full household, and the total price. I did not compete purely on price per square foot.

What I led with was a 2-bedroom of 1,173 sq ft with an enclosed kitchen and a yard, space a buyer comparing newer, smaller units would notice.

The result

The unit marketed by another agent for 3 months and couldn’t sell it. Eventually we took over the listing and it was sold within 3 weeks of marketing and above seller’s price expectations.

James's view

Why I think it worked

For a larger resale home, the decision is often about liveability and the size of the total cheque, not simply which project has the newest facilities.

What others can take from this

  • Decide which comparison your home belongs in. Price per square foot is one measure; the total price is another.
  • A large unit with an older layout has a narrower pool of buyers. Market to the buyers who need the space.
  • Show how the space is used, not only how much of it there is.

The sold home

Every property and owner is different. This outcome depended on the conditions described and should not be read as a guaranteed result for another sale or purchase. Details are anonymised unless the client gave written consent.

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

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