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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,295,000 | $1,491 | $1,569 | Nov 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,294,000 | $1,490 | $1,559 | Nov 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,276,000 | $1,479 | $1,547 | May 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,227,000 | $1,447 | $1,514 | May 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,301,000 | $1,495 | $1,564 | Apr 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,295,000 | $1,491 | $1,560 | Apr 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 06-10 | 1,539 | $2,315,000 | $1,504 | $1,573 | Apr 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,287,000 | $1,486 | $1,554 | Mar 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,303,000 | $1,496 | $1,565 | Mar 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,228,000 | $1,447 | $1,514 | Feb 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,308,000 | $1,499 | $1,568 | Feb 2025 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,295,000 | $1,491 | $1,560 | Dec 2024 | New Sale |
| ALTURA | 23 | OCR | 4 | 01-05 | 1,206 | $1,728,000 | $1,433 | $1,499 | Dec 2024 | New Sale |
| ALTURA | 23 | OCR | 3 | 06-10 | 980 | $1,437,000 | $1,467 | $1,535 | Nov 2024 | New Sale |
| ALTURA | 23 | OCR | 4 | 11-15 | 1,206 | $1,846,000 | $1,531 | $1,601 | Nov 2024 | New Sale |
| ALTURA | 23 | OCR | 5 | 06-10 | 1,539 | $2,279,000 | $1,481 | $1,549 | Nov 2024 | New Sale |
| ALTURA | 23 | OCR | 5 | 01-05 | 1,539 | $2,287,000 | $1,486 | $1,554 | Nov 2024 | New Sale |
| ALTURA | 23 | OCR | 5 | 06-10 | 1,539 | $2,287,000 | $1,486 | $1,554 | Oct 2024 | New Sale |
| ALTURA | 23 | OCR | 4 | 01-05 | 1,206 | $1,832,000 | $1,520 | $1,590 | Oct 2024 | New Sale |
| ALTURA | 23 | OCR | 4 | 01-05 | 1,206 | $1,791,000 | $1,486 | $1,554 | Sep 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.