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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEAUTY GARDEN | 19 | OCR | 5* | - | 4,951 | $5,350,000 | $1,081 | $1,138 | Dec 2024 | Resale |
| BEAUTY GARDEN | 19 | OCR | 5* | - | 1,756 | $4,640,000 | $2,643 | $2,782 | Jun 2024 | Resale |
| BEAUTY GARDEN | 19 | OCR | 5* | - | 1,649 | $3,300,000 | $2,001 | $2,106 | Dec 2023 | Resale |
| BEAUTY GARDEN | 19 | OCR | 5* | - | 3,212 | $4,450,000 | $1,385 | $1,458 | Aug 2023 | Resale |
| BEAUTY GARDEN | 19 | OCR | 5* | - | 3,247 | $3,600,000 | $1,109 | $1,167 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.