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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AURELLE OF TAMPINES | 18 | OCR | 3 | 06-10 | 872 | $1,789,000 | $2,052 | $2,142 | Mar 2026 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 5 | 06-10 | 1,356 | $2,529,000 | $1,865 | $1,947 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 01-05 | 926 | $1,773,000 | $1,915 | $1,999 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 06-10 | 840 | $1,515,000 | $1,804 | $1,883 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 06-10 | 840 | $1,651,000 | $1,966 | $2,052 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 11-15 | 1,206 | $2,347,000 | $1,947 | $2,032 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 11-15 | 1,206 | $2,356,000 | $1,954 | $2,040 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 11-15 | 872 | $1,680,000 | $1,927 | $2,011 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 11-15 | 1,206 | $2,335,000 | $1,937 | $2,022 | Dec 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 01-05 | 1,206 | $2,119,000 | $1,758 | $1,835 | Sep 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 01-05 | 840 | $1,453,000 | $1,731 | $1,807 | Sep 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 06-10 | 926 | $1,685,000 | $1,820 | $1,900 | Sep 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 11-15 | 872 | $1,511,000 | $1,733 | $1,809 | Sep 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 06-10 | 872 | $1,544,000 | $1,771 | $1,849 | Aug 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 5 | 11-15 | 1,356 | $2,390,000 | $1,762 | $1,839 | Aug 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 11-15 | 872 | $1,548,000 | $1,775 | $1,853 | Aug 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 06-10 | 1,023 | $1,793,000 | $1,753 | $1,830 | Aug 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 11-15 | 1,195 | $2,229,000 | $1,866 | $1,948 | Jul 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 4 | 11-15 | 1,206 | $2,121,000 | $1,759 | $1,836 | Jul 2025 | New Sale |
| AURELLE OF TAMPINES | 18 | OCR | 3 | 11-15 | 947 | $1,749,000 | $1,846 | $1,927 | Jul 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.