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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BELLEWOODS | 25 | OCR | 3 | 01-05 | 936 | $1,200,000 | $1,281 | — | May 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 01-05 | 1,066 | $1,385,000 | $1,300 | — | Apr 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 01-05 | 1,066 | $1,420,000 | $1,333 | — | Apr 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 06-10 | 1,066 | $1,420,000 | $1,333 | — | Apr 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 06-10 | 1,281 | $1,735,000 | $1,355 | — | Apr 2026 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 01-05 | 1,152 | $1,560,000 | $1,354 | — | Apr 2026 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 01-05 | 1,152 | $1,560,000 | $1,354 | — | Mar 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 11-15 | 1,098 | $1,420,888 | $1,294 | — | Mar 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 01-05 | 936 | $1,288,000 | $1,375 | — | Feb 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 01-05 | 936 | $1,225,000 | $1,308 | — | Jan 2026 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 06-10 | 1,066 | $1,420,000 | $1,333 | — | Jan 2026 | Resale |
| BELLEWOODS | 25 | OCR | 2 | 06-10 | 786 | $1,085,000 | $1,381 | — | Dec 2025 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 06-10 | 1,259 | $1,700,000 | $1,350 | — | Dec 2025 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 06-10 | 1,227 | $1,688,888 | $1,376 | — | Dec 2025 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 06-10 | 1,281 | $1,780,000 | $1,390 | — | Dec 2025 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 01-05 | 1,345 | $1,860,000 | $1,382 | — | Oct 2025 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 06-10 | 1,227 | $1,658,000 | $1,351 | — | Sep 2025 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 06-10 | 1,066 | $1,375,000 | $1,290 | — | Sep 2025 | Resale |
| BELLEWOODS | 25 | OCR | 4 | 06-10 | 1,152 | $1,580,000 | $1,372 | — | Sep 2025 | Resale |
| BELLEWOODS | 25 | OCR | 3 | 06-10 | 936 | $1,260,000 | $1,345 | — | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.