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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 8@WOODLEIGH | 13 | RCR | 3* | 06-10 | 1,076 | $2,140,000 | $1,988 | $2,290 | Apr 2026 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 11-15 | 1,098 | $2,200,000 | $2,004 | $2,308 | Mar 2026 | Resale |
| 8@WOODLEIGH | 13 | RCR | 2* | 01-05 | 840 | $1,600,000 | $1,906 | $2,196 | Mar 2026 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 01-05 | 1,098 | $2,175,000 | $1,981 | $2,282 | Mar 2026 | Resale |
| 8@WOODLEIGH | 13 | RCR | 2* | 01-05 | 861 | $1,518,888 | $1,764 | $2,032 | Mar 2026 | Resale |
| 8@WOODLEIGH | 13 | RCR | 4* | 01-05 | 1,335 | $2,500,000 | $1,873 | $2,158 | Jan 2026 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 06-10 | 1,152 | $2,190,000 | $1,901 | $2,190 | Dec 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 2* | 11-15 | 840 | $1,640,000 | $1,953 | $2,250 | Nov 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 11-15 | 1,163 | $2,180,000 | $1,875 | $2,160 | Aug 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 01-05 | 958 | $1,810,000 | $1,889 | $2,176 | Jul 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 2* | 11-15 | 840 | $1,560,000 | $1,858 | $2,140 | Jul 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 06-10 | 1,152 | $2,200,000 | $1,910 | $2,200 | Jun 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 1* | 01-05 | 398 | $790,000 | $1,984 | $2,285 | Jun 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 11-15 | 1,012 | $1,950,000 | $1,927 | $2,220 | May 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 11-15 | 958 | $1,820,000 | $1,900 | $2,189 | Apr 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 01-05 | 1,098 | $2,040,000 | $1,858 | $2,140 | Mar 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 1* | 01-05 | 398 | $680,000 | $1,707 | $1,966 | Mar 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 4* | 01-05 | 1,453 | $2,650,000 | $1,824 | $2,101 | Feb 2025 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 11-15 | 1,098 | $2,050,000 | $1,867 | $2,151 | Dec 2024 | Resale |
| 8@WOODLEIGH | 13 | RCR | 3* | 01-05 | 1,152 | $2,160,000 | $1,875 | $2,160 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.