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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,270 | $1,860,000 | $1,464 | $1,870 | Feb 2026 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,475 | $1,960,000 | $1,329 | $1,698 | Feb 2026 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,292 | $1,860,000 | $1,440 | $1,840 | Dec 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 4 | 01-05 | 1,550 | $2,298,000 | $1,483 | $1,894 | Oct 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,270 | $1,850,000 | $1,457 | $1,861 | Sep 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,324 | $1,873,888 | $1,415 | $1,808 | Jul 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,345 | $1,920,000 | $1,427 | $1,823 | May 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,324 | $1,853,600 | $1,400 | $1,788 | May 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 4 | 01-05 | 1,561 | $2,200,000 | $1,410 | $1,801 | Apr 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,324 | $1,808,888 | $1,366 | $1,745 | Mar 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,475 | $1,990,000 | $1,349 | $1,723 | Mar 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,324 | $1,850,000 | $1,397 | $1,785 | Mar 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,475 | $1,960,000 | $1,329 | $1,698 | Jan 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,270 | $1,780,000 | $1,401 | $1,790 | Jan 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,475 | $2,038,000 | $1,382 | $1,765 | Jan 2025 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,475 | $2,088,888 | $1,417 | $1,810 | Dec 2024 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,324 | $1,825,000 | $1,378 | $1,760 | Dec 2024 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,324 | $1,850,000 | $1,397 | $1,785 | Nov 2024 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 4 | 06-10 | 1,550 | $2,200,000 | $1,419 | $1,813 | Oct 2024 | Resale |
| BISHAN PARK CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,518 | $2,168,000 | $1,428 | $1,824 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.