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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 764 | $1,941,000 | $2,540 | $2,540 | Mar 2026 | New Sale |
| BAGNALL HAUS | 16 | OCR | 3* | 01-05 | 1,249 | $3,316,000 | $2,656 | $2,656 | Feb 2026 | New Sale |
| BAGNALL HAUS | 16 | OCR | 3* | 01-05 | 1,249 | $3,273,000 | $2,621 | $2,621 | Dec 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 1 | 01-05 | 495 | $1,340,000 | $2,706 | $2,706 | Dec 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 753 | $1,973,000 | $2,619 | $2,619 | Nov 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 764 | $1,987,000 | $2,600 | $2,600 | Sep 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 4* | 01-05 | 1,528 | $3,678,000 | $2,406 | $2,406 | Sep 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 1 | 01-05 | 495 | $1,371,000 | $2,769 | $2,769 | Aug 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 4* | 01-05 | 1,528 | $3,708,000 | $2,426 | $2,426 | Jul 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 764 | $1,940,000 | $2,538 | $2,538 | Jul 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 753 | $1,897,000 | $2,518 | $2,518 | Jun 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 753 | $1,884,000 | $2,500 | $2,500 | Jun 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 775 | $2,065,000 | $2,665 | $2,665 | Jun 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 753 | $1,875,000 | $2,488 | $2,488 | May 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 807 | $2,005,000 | $2,484 | $2,484 | May 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 4* | 01-05 | 1,528 | $3,807,000 | $2,491 | $2,491 | May 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 829 | $2,056,000 | $2,481 | $2,481 | May 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 2 | 01-05 | 753 | $1,907,000 | $2,531 | $2,531 | May 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 3 | 01-05 | 980 | $2,554,000 | $2,607 | $2,607 | Apr 2025 | New Sale |
| BAGNALL HAUS | 16 | OCR | 3* | 01-05 | 1,249 | $3,053,112 | $2,445 | $2,445 | Apr 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.