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).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| 3@SANDILANDS | 19 | OCR | 2* | 01-05 | 764 | $1,000,000 | $1,308 | $1,377 | Jan 2026 | Resale |
| 3@SANDILANDS | 19 | OCR | 2* | 01-05 | 764 | $1,000,000 | $1,308 | $1,377 | Dec 2025 | Resale |
| 3@SANDILANDS | 19 | OCR | 2* | 01-05 | 775 | $1,195,000 | $1,542 | $1,623 | Jul 2025 | Resale |
| 3@SANDILANDS | 19 | OCR | 5* | 01-05 | 1,841 | $1,912,288 | $1,039 | $1,094 | Jun 2025 | Resale |
| 3@SANDILANDS | 19 | OCR | 2* | 01-05 | 775 | $1,020,000 | $1,316 | $1,385 | Jun 2025 | Resale |
| 3@SANDILANDS | 19 | OCR | 5* | 01-05 | 1,905 | $2,000,000 | $1,050 | $1,105 | Sep 2024 | Resale |
| 3@SANDILANDS | 19 | OCR | 1* | 01-05 | 474 | $700,000 | $1,478 | $1,556 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.