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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASTOR | 14 | OCR | 3 | 11-15 | 1,109 | $1,350,000 | $1,218 | $1,449 | Oct 2025 | Resale |
| ASTOR | 14 | OCR | 3 | 06-10 | 1,087 | $1,450,000 | $1,334 | $1,587 | Oct 2025 | Resale |
| ASTOR | 14 | OCR | 3 | 06-10 | 1,130 | $1,325,000 | $1,172 | $1,394 | Aug 2025 | Resale |
| ASTOR | 14 | OCR | 3 | 11-15 | 1,173 | $1,548,000 | $1,319 | $1,569 | Jul 2025 | Resale |
| ASTOR | 14 | OCR | 2 | 01-05 | 861 | $1,070,000 | $1,243 | $1,478 | May 2025 | Resale |
| ASTOR | 14 | OCR | 3 | 06-10 | 1,109 | $1,530,000 | $1,380 | $1,641 | Mar 2025 | Resale |
| ASTOR | 14 | OCR | 2 | 01-05 | 990 | $1,180,000 | $1,192 | $1,418 | Dec 2024 | Resale |
| ASTOR | 14 | OCR | 2 | 01-05 | 861 | $1,048,000 | $1,217 | $1,448 | Dec 2024 | Resale |
| ASTOR | 14 | OCR | 3 | 01-05 | 1,119 | $1,300,000 | $1,161 | $1,381 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.