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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BOTANNIA | 5 | OCR | 3 | 11-15 | 1,184 | $2,220,000 | $1,875 | $1,974 | Apr 2026 | Resale |
| BOTANNIA | 5 | OCR | 2 | 06-10 | 904 | $1,598,000 | $1,767 | $1,860 | Apr 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 06-10 | 1,259 | $2,300,000 | $1,826 | $1,922 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 4 | 11-15 | 2,637 | $4,579,888 | $1,737 | $1,828 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 11-15 | 1,249 | $2,348,000 | $1,880 | $1,979 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 01-05 | 1,227 | $2,268,000 | $1,848 | $1,945 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 2 | 06-10 | 904 | $1,608,000 | $1,778 | $1,872 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 01-05 | 1,270 | $2,280,000 | $1,795 | $1,889 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 01-05 | 1,270 | $2,246,888 | $1,769 | $1,862 | Feb 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 11-15 | 1,270 | $2,310,000 | $1,819 | $1,915 | Jan 2026 | Resale |
| BOTANNIA | 5 | OCR | 3 | 11-15 | 1,281 | $2,450,000 | $1,913 | $2,014 | Dec 2025 | Resale |
| BOTANNIA | 5 | OCR | 4 | 01-05 | 1,561 | $2,640,000 | $1,691 | $1,780 | Sep 2025 | Resale |
| BOTANNIA | 5 | OCR | 3 | 01-05 | 1,636 | $2,330,000 | $1,424 | $1,499 | Aug 2025 | Resale |
| BOTANNIA | 5 | OCR | 3 | 06-10 | 1,270 | $2,280,000 | $1,795 | $1,889 | Aug 2025 | Resale |
| BOTANNIA | 5 | OCR | 4 | 01-05 | 1,561 | $2,850,000 | $1,826 | $1,922 | May 2025 | Resale |
| BOTANNIA | 5 | OCR | 4 | 01-05 | 1,593 | $2,530,000 | $1,588 | $1,672 | Apr 2025 | Resale |
| BOTANNIA | 5 | OCR | 2 | 01-05 | 904 | $1,560,000 | $1,725 | $1,816 | Mar 2025 | Resale |
| BOTANNIA | 5 | OCR | 4 | 06-10 | 1,593 | $3,008,000 | $1,888 | $1,987 | Mar 2025 | Resale |
| BOTANNIA | 5 | OCR | 3 | 01-05 | 1,636 | $2,575,000 | $1,574 | $1,657 | Mar 2025 | Resale |
| BOTANNIA | 5 | OCR | 3 | 01-05 | 1,615 | $2,475,000 | $1,533 | $1,614 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.