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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 829 | $1,385,000 | $1,671 | $1,901 | Mar 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 5* | 01-05 | 1,894 | $3,100,000 | $1,636 | $1,861 | Mar 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 5* | 01-05 | 2,971 | $3,720,000 | $1,252 | $1,424 | Feb 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 667 | $945,000 | $1,416 | $1,611 | Feb 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 667 | $885,000 | $1,326 | $1,509 | Feb 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 829 | $1,480,000 | $1,786 | $2,032 | Feb 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 5* | - | 4,402 | $3,650,000 | $829 | $943 | Jan 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 829 | $1,390,000 | $1,677 | $1,908 | Jan 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 5* | - | 4,402 | $3,560,000 | $809 | $920 | Jan 2026 | Resale |
| ARCHIPELAGO | 16 | OCR | 4* | 01-05 | 1,399 | $2,340,000 | $1,672 | $1,902 | Dec 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 1 | 01-05 | 527 | $800,000 | $1,517 | $1,726 | Nov 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 829 | $1,398,800 | $1,688 | $1,920 | Nov 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 3* | 01-05 | 1,033 | $1,648,000 | $1,595 | $1,815 | Nov 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 2* | 01-05 | 840 | $1,380,000 | $1,644 | $1,870 | Oct 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 4* | 01-05 | 1,399 | $2,328,888 | $1,664 | $1,893 | Sep 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 3* | 01-05 | 1,033 | $1,540,000 | $1,490 | $1,695 | Sep 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 3* | 01-05 | 1,033 | $1,640,000 | $1,587 | $1,806 | Sep 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 3* | 01-05 | 1,033 | $1,610,888 | $1,559 | $1,774 | Aug 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 5* | 01-05 | 2,142 | $3,100,000 | $1,447 | $1,646 | Aug 2025 | Resale |
| ARCHIPELAGO | 16 | OCR | 4* | 01-05 | 1,539 | $2,300,000 | $1,494 | $1,700 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.