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 RIA | 16 | OCR | 5* | - | 1,775 | $4,400,000 | $2,479 | $2,479 | Apr 2026 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 1,770 | $4,350,000 | $2,458 | $2,458 | Mar 2026 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 4,678 | $6,138,000 | $1,312 | $1,312 | Feb 2026 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 1,775 | $4,048,000 | $2,281 | $2,281 | Dec 2025 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 3,604 | $4,670,000 | $1,296 | $1,296 | Dec 2025 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 1,770 | $4,030,000 | $2,277 | $2,277 | May 2025 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 1,763 | $3,850,000 | $2,184 | $2,184 | Feb 2025 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 3,402 | $5,200,000 | $1,528 | $1,528 | Feb 2025 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 3,475 | $5,080,000 | $1,462 | $1,462 | Sep 2024 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 3,603 | $5,000,000 | $1,388 | $1,388 | Aug 2024 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 1,770 | $3,700,000 | $2,091 | $2,091 | Jun 2024 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 1,775 | $4,080,000 | $2,299 | $2,299 | Jun 2024 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 2,129 | $4,150,000 | $1,949 | $1,949 | Mar 2024 | Resale |
| BEDOK RIA | 16 | OCR | 5* | - | 2,378 | $4,380,000 | $1,842 | $1,842 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.