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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ALANA | 28 | OCR | 5* | - | 3,122 | $3,438,000 | $1,101 | $1,225 | Mar 2026 | Resale |
| ALANA | 28 | OCR | 5* | - | 3,035 | $3,680,000 | $1,212 | $1,349 | Dec 2025 | Resale |
| ALANA | 28 | OCR | 5* | - | 3,122 | $3,210,000 | $1,028 | $1,144 | Oct 2025 | Resale |
| ALANA | 28 | OCR | 5* | - | 3,122 | $3,576,823 | $1,146 | $1,275 | Sep 2025 | Resale |
| ALANA | 28 | OCR | 5* | - | 3,132 | $3,200,000 | $1,022 | $1,137 | May 2025 | Resale |
| ALANA | 28 | OCR | 5* | - | 3,100 | $3,180,000 | $1,026 | $1,142 | Mar 2025 | Resale |
| ALANA | 28 | OCR | 5* | - | 2,756 | $2,700,000 | $980 | $1,090 | Mar 2025 | Resale |
| ALANA | 28 | OCR | 5* | - | 2,756 | $2,680,000 | $973 | $1,083 | Nov 2024 | Resale |
| ALANA | 28 | OCR | 5* | - | 2,756 | $2,940,640 | $1,067 | $1,187 | Sep 2024 | Resale |
| ALANA | 28 | OCR | 5* | - | 2,766 | $2,650,000 | $958 | $1,066 | Sep 2023 | Resale |
| ALANA | 28 | OCR | 5* | - | 3,218 | $3,546,568 | $1,102 | $1,226 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.