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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BLUE HORIZON | 5 | OCR | 2 | 11-15 | 936 | $1,275,000 | $1,362 | — | May 2026 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 01-05 | 1,259 | $1,678,000 | $1,332 | — | Mar 2026 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 06-10 | 1,152 | $1,700,000 | $1,476 | — | Jan 2026 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 11-15 | 1,163 | $1,740,000 | $1,497 | — | Jan 2026 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 16-20 | 1,152 | $1,680,000 | $1,459 | — | Jan 2026 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 11-15 | 1,152 | $1,670,000 | $1,450 | — | Nov 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 06-10 | 1,163 | $1,700,000 | $1,462 | — | Nov 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 2 | 21-25 | 969 | $1,330,000 | $1,373 | — | Oct 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 2 | 01-05 | 969 | $1,328,000 | $1,371 | — | Aug 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 2 | 16-20 | 958 | $1,300,000 | $1,357 | — | Jul 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 01-05 | 1,152 | $1,700,000 | $1,476 | — | May 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 01-05 | 1,152 | $1,650,000 | $1,433 | — | May 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 21-25 | 1,163 | $1,750,000 | $1,505 | — | Apr 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 2 | 06-10 | 926 | $1,218,000 | $1,316 | — | Apr 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 06-10 | 1,152 | $1,650,000 | $1,433 | — | Mar 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 16-20 | 1,163 | $1,760,000 | $1,514 | — | Mar 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 01-05 | 1,184 | $1,545,000 | $1,305 | — | Feb 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 2 | 06-10 | 958 | $1,270,000 | $1,326 | — | Feb 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 06-10 | 1,152 | $1,700,000 | $1,476 | — | Feb 2025 | Resale |
| BLUE HORIZON | 5 | OCR | 3 | 21-25 | 1,216 | $1,820,000 | $1,496 | — | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.