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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 01-05 | 893 | $1,100,000 | $1,231 | $1,517 | Apr 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 06-10 | 1,324 | $1,850,000 | $1,397 | $1,722 | Mar 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 01-05 | 1,324 | $1,718,000 | $1,298 | $1,600 | Feb 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 06-10 | 893 | $1,190,000 | $1,332 | $1,642 | Feb 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 11-15 | 893 | $1,218,000 | $1,363 | $1,680 | Feb 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 06-10 | 1,324 | $1,790,000 | $1,352 | $1,666 | Jan 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 11-15 | 893 | $1,233,000 | $1,380 | $1,701 | Jan 2026 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 06-10 | 1,206 | $1,640,000 | $1,360 | $1,676 | Dec 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 11-15 | 1,206 | $1,670,000 | $1,385 | $1,707 | Nov 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 06-10 | 893 | $1,170,000 | $1,310 | $1,615 | Oct 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 06-10 | 1,227 | $1,620,000 | $1,320 | $1,627 | Oct 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 06-10 | 893 | $1,218,000 | $1,363 | $1,680 | Oct 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 01-05 | 1,098 | $1,200,000 | $1,093 | $1,347 | Sep 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 11-15 | 1,206 | $1,660,000 | $1,377 | $1,697 | Sep 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 01-05 | 893 | $1,138,000 | $1,274 | $1,570 | Aug 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 01-05 | 1,539 | $2,010,000 | $1,306 | $1,610 | Aug 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 01-05 | 893 | $1,102,000 | $1,233 | $1,520 | Aug 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 06-10 | 1,227 | $1,630,000 | $1,328 | $1,637 | Aug 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 3 | 11-15 | 1,206 | $1,650,000 | $1,369 | $1,687 | Jul 2025 | Resale |
| AQUARIUS BY THE PARK | 16 | OCR | 2 | 06-10 | 893 | $1,135,000 | $1,270 | $1,565 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.