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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASTORIA PARK | 14 | OCR | 3 | 01-05 | 1,195 | $1,500,000 | $1,255 | $1,580 | Mar 2026 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 01-05 | 850 | $1,188,888 | $1,398 | $1,760 | Feb 2026 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 06-10 | 958 | $1,328,000 | $1,386 | $1,745 | Jan 2026 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 01-05 | 958 | $1,258,880 | $1,314 | $1,654 | Oct 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 11-15 | 1,195 | $1,465,000 | $1,226 | $1,544 | Jul 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 11-15 | 958 | $1,240,000 | $1,294 | $1,629 | Jul 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 01-05 | 958 | $1,268,888 | $1,325 | $1,668 | Jun 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 06-10 | 1,195 | $1,515,000 | $1,268 | $1,597 | Apr 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 06-10 | 958 | $1,300,000 | $1,357 | $1,709 | Apr 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 01-05 | 1,195 | $1,580,000 | $1,322 | $1,665 | Apr 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 01-05 | 1,173 | $1,550,000 | $1,321 | $1,663 | Apr 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 01-05 | 958 | $1,243,500 | $1,298 | $1,634 | Mar 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 06-10 | 1,173 | $1,625,000 | $1,385 | $1,744 | Mar 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 11-15 | 958 | $1,310,000 | $1,367 | $1,721 | Feb 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 11-15 | 1,001 | $1,400,000 | $1,399 | $1,762 | Jan 2025 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 06-10 | 958 | $1,256,000 | $1,311 | $1,651 | Nov 2024 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 11-15 | 1,195 | $1,565,000 | $1,310 | $1,649 | Oct 2024 | Resale |
| ASTORIA PARK | 14 | OCR | 2 | 11-15 | 958 | $1,240,000 | $1,294 | $1,629 | Sep 2024 | Resale |
| ASTORIA PARK | 14 | OCR | 4* | 01-05 | 1,313 | $1,550,000 | $1,180 | $1,486 | Aug 2024 | Resale |
| ASTORIA PARK | 14 | OCR | 3 | 01-05 | 1,195 | $1,400,000 | $1,172 | $1,476 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.