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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AZALEA PARK CONDOMINIUM | 17 | OCR | 2* | 06-10 | 850 | $1,080,000 | $1,270 | $1,337 | Jan 2026 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,507 | $1,900,000 | $1,261 | $1,327 | Dec 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 01-05 | 1,335 | $1,600,000 | $1,199 | $1,262 | Nov 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 01-05 | 1,335 | $1,450,000 | $1,086 | $1,143 | Sep 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,507 | $1,790,000 | $1,188 | $1,251 | Aug 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 5* | 06-10 | 1,679 | $1,850,000 | $1,102 | $1,160 | Jul 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,335 | $1,560,000 | $1,169 | $1,231 | Jun 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 01-05 | 1,507 | $1,725,000 | $1,145 | $1,205 | May 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,335 | $1,495,000 | $1,120 | $1,179 | Apr 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,335 | $1,468,000 | $1,100 | $1,158 | Feb 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 5* | 06-10 | 1,679 | $1,950,000 | $1,161 | $1,222 | Jan 2025 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 2* | 01-05 | 850 | $978,000 | $1,150 | $1,211 | Dec 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 01-05 | 1,335 | $1,450,000 | $1,086 | $1,143 | Nov 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 5* | 06-10 | 1,679 | $1,930,000 | $1,149 | $1,209 | Nov 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 01-05 | 1,313 | $1,400,000 | $1,066 | $1,122 | Oct 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,313 | $1,495,000 | $1,138 | $1,198 | Oct 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,335 | $1,445,000 | $1,083 | $1,140 | Sep 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,335 | $1,420,000 | $1,064 | $1,120 | Mar 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 01-05 | 1,507 | $1,690,000 | $1,121 | $1,180 | Mar 2024 | Resale |
| AZALEA PARK CONDOMINIUM | 17 | OCR | 4* | 06-10 | 1,313 | $1,438,000 | $1,095 | $1,153 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.