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 |
|---|---|---|---|---|---|---|---|---|---|---|
| APOLLO GARDENS | 16 | OCR | 5* | 01-05 | 1,841 | $2,380,000 | $1,293 | $1,293 | Dec 2025 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | 01-05 | 1,841 | $2,280,000 | $1,239 | $1,239 | Oct 2025 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | 01-05 | 1,841 | $2,408,888 | $1,309 | $1,309 | Aug 2025 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | 01-05 | 2,120 | $2,450,000 | $1,155 | $1,155 | Apr 2025 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | - | 3,902 | $5,150,000 | $1,320 | $1,320 | May 2024 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | - | 3,900 | $5,000,000 | $1,282 | $1,282 | Apr 2024 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | - | 2,061 | $3,900,000 | $1,892 | $1,892 | Feb 2024 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | - | 4,592 | $5,100,000 | $1,111 | $1,111 | Jan 2024 | Resale |
| APOLLO GARDENS | 16 | OCR | 5* | 01-05 | 1,841 | $2,338,000 | $1,270 | $1,270 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.