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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| BEDOK RESIDENCES | 16 | OCR | 2* | 11-15 | 689 | $1,480,000 | $2,148 | — | Apr 2026 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 01-05 | 980 | $1,575,000 | $1,608 | — | Apr 2026 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 1* | 06-10 | 581 | $1,080,000 | $1,858 | — | Mar 2026 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 4* | 11-15 | 1,442 | $2,800,000 | $1,941 | — | Mar 2026 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 5* | 11-15 | 3,122 | $4,500,000 | $1,442 | — | Jan 2026 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 1* | 06-10 | 517 | $990,000 | $1,916 | — | Nov 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 01-05 | 1,076 | $1,638,000 | $1,522 | — | Nov 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 11-15 | 1,076 | $2,140,000 | $1,988 | — | Nov 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 06-10 | 936 | $1,765,000 | $1,885 | — | Oct 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 2* | 11-15 | 603 | $1,226,800 | $2,035 | — | Aug 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 1* | 06-10 | 581 | $1,000,000 | $1,720 | — | Aug 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 06-10 | 936 | $1,760,000 | $1,879 | — | Aug 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 1* | 06-10 | 581 | $945,500 | $1,627 | — | Aug 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 2* | 06-10 | 603 | $1,200,000 | $1,991 | — | Jul 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 11-15 | 1,098 | $2,200,000 | $2,004 | — | Jul 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 4* | 01-05 | 1,528 | $2,900,000 | $1,897 | — | Jul 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 3* | 01-05 | 1,163 | $1,700,000 | $1,462 | — | Jul 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 1* | 06-10 | 517 | $940,000 | $1,819 | — | Jun 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 2* | 01-05 | 678 | $1,238,000 | $1,826 | — | Jun 2025 | Resale |
| BEDOK RESIDENCES | 16 | OCR | 2* | 01-05 | 850 | $1,600,000 | $1,882 | — | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.