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 ORCHARD BY-THE-PARK | 10 | CCR | 2 | 01-05 | 1,163 | $3,900,000 | $3,355 | $3,355 | Oct 2025 | Resale |
| 3 ORCHARD BY-THE-PARK | 10 | CCR | 4 | 11-15 | 2,260 | $8,150,000 | $3,606 | $3,606 | Sep 2025 | Resale |
| 3 ORCHARD BY-THE-PARK | 10 | CCR | 3 | 16-20 | 2,583 | $11,106,900 | $4,299 | $4,299 | Jul 2025 | Resale |
| 3 ORCHARD BY-THE-PARK | 10 | CCR | 4 | 06-10 | 3,251 | $12,643,000 | $3,889 | $3,889 | May 2024 | Resale |
| 3 ORCHARD BY-THE-PARK | 10 | CCR | 4 | 01-05 | 2,831 | $11,000,000 | $3,886 | $3,886 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.