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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AFFINITY AT SERANGOON | 19 | OCR | 4 | 11-15 | 1,410 | $2,670,000 | $1,894 | $2,103 | Apr 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 1 | 06-10 | 538 | $890,000 | $1,654 | $1,837 | Apr 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 1 | 11-15 | 538 | $880,000 | $1,635 | $1,815 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 3 | 11-15 | 1,152 | $2,288,000 | $1,987 | $2,206 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 3 | 01-05 | 1,173 | $2,168,000 | $1,848 | $2,052 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 1 | 06-10 | 538 | $900,000 | $1,672 | $1,857 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 1 | 06-10 | 538 | $870,000 | $1,617 | $1,795 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 1 | 11-15 | 538 | $925,000 | $1,719 | $1,909 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 1 | 01-05 | 474 | $788,000 | $1,664 | $1,848 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 4 | 06-10 | 1,453 | $2,700,000 | $1,858 | $2,063 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 3 | 01-05 | 1,173 | $2,200,000 | $1,875 | $2,082 | Mar 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 2 | 01-05 | 732 | $1,400,000 | $1,913 | $2,124 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 2 | 06-10 | 753 | $1,410,000 | $1,871 | $2,078 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 2 | 01-05 | 624 | $1,125,000 | $1,802 | $2,001 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 3 | 01-05 | 850 | $1,600,000 | $1,882 | $2,090 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 2 | 11-15 | 732 | $1,440,000 | $1,967 | $2,184 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 3 | 11-15 | 1,249 | $2,410,888 | $1,931 | $2,144 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 4 | 06-10 | 1,453 | $2,668,000 | $1,836 | $2,039 | Feb 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 5* | - | 2,347 | $3,325,000 | $1,417 | $1,573 | Jan 2026 | Resale |
| AFFINITY AT SERANGOON | 19 | OCR | 3 | 06-10 | 904 | $1,800,888 | $1,992 | $2,212 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.