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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEDOK PESARI | 16 | OCR | 5* | - | 3,695 | $6,100,000 | $1,651 | $1,651 | Apr 2026 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 3,066 | $4,300,000 | $1,403 | $1,403 | Sep 2025 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 4,258 | $5,800,000 | $1,362 | $1,362 | Sep 2024 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 3,125 | $4,000,000 | $1,280 | $1,280 | Sep 2024 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 2,915 | $4,188,888 | $1,437 | $1,437 | Sep 2024 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 2,141 | $3,750,000 | $1,752 | $1,752 | Aug 2024 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 2,067 | $4,450,000 | $2,153 | $2,153 | Aug 2024 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 2,102 | $3,800,000 | $1,808 | $1,808 | Apr 2024 | Resale |
| BEDOK PESARI | 16 | OCR | 5* | - | 3,750 | $5,100,000 | $1,360 | $1,360 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.