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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BELYSA | 18 | OCR | 3 | 16-20 | 1,109 | $1,590,000 | $1,434 | $1,632 | Apr 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 06-10 | 1,055 | $1,500,000 | $1,422 | $1,618 | Apr 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 01-05 | 1,033 | $1,430,000 | $1,384 | $1,575 | Mar 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 06-10 | 1,087 | $1,638,000 | $1,507 | $1,715 | Feb 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 06-10 | 1,033 | $1,425,000 | $1,379 | $1,569 | Feb 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 11-15 | 1,055 | $1,535,000 | $1,455 | $1,655 | Feb 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 11-15 | 1,033 | $1,525,000 | $1,476 | $1,679 | Feb 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 06-10 | 829 | $1,160,000 | $1,400 | $1,593 | Jan 2026 | Resale |
| BELYSA | 18 | OCR | 3 | 16-20 | 1,055 | $1,600,000 | $1,517 | $1,726 | Dec 2025 | Resale |
| BELYSA | 18 | OCR | 4 | 16-20 | 1,335 | $1,925,000 | $1,442 | $1,641 | Dec 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 11-15 | 1,055 | $1,518,000 | $1,439 | $1,637 | Nov 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 11-15 | 1,109 | $1,538,000 | $1,387 | $1,578 | Nov 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 06-10 | 893 | $1,260,000 | $1,410 | $1,604 | Oct 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 11-15 | 1,055 | $1,470,000 | $1,394 | $1,586 | Oct 2025 | Resale |
| BELYSA | 18 | OCR | 4 | 01-05 | 1,335 | $1,740,000 | $1,304 | $1,484 | Sep 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 11-15 | 1,109 | $1,520,000 | $1,371 | $1,560 | Sep 2025 | Resale |
| BELYSA | 18 | OCR | 4 | 06-10 | 1,421 | $1,935,000 | $1,362 | $1,550 | Aug 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 01-05 | 893 | $1,250,000 | $1,399 | $1,592 | Jul 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 16-20 | 1,033 | $1,465,000 | $1,418 | $1,613 | Jun 2025 | Resale |
| BELYSA | 18 | OCR | 3 | 06-10 | 969 | $1,370,000 | $1,414 | $1,609 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.