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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 5,041 | $10,180,000 | $2,020 | $2,020 | Mar 2026 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 4,317 | $11,500,000 | $2,664 | $2,664 | Jan 2026 | New Sale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 3,900 | $8,000,000 | $2,051 | $2,051 | Dec 2025 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 5,580 | $10,500,000 | $1,882 | $1,882 | Dec 2025 | Resale |
| BRADDELL HEIGHTS ESTATE | 19 | OCR | 5* | - | 4,827 | $3,900,000 | $808 | $808 | Dec 2025 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 4,357 | $7,600,000 | $1,744 | $1,744 | Oct 2025 | New Sale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 10,029 | $14,700,000 | $1,466 | $1,466 | Oct 2025 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 4,751 | $7,000,000 | $1,473 | $1,473 | Jul 2025 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 6,345 | $9,168,888 | $1,445 | $1,445 | Feb 2025 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 4,342 | $12,380,000 | $2,851 | $2,851 | Dec 2024 | New Sale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 4,439 | $12,230,000 | $2,755 | $2,755 | Dec 2024 | New Sale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 14,175 | $15,100,000 | $1,065 | $1,065 | Nov 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 12,757 | $13,500,000 | $1,058 | $1,058 | Aug 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 10,203 | $14,180,000 | $1,390 | $1,390 | May 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 2,170 | $4,500,000 | $2,074 | $2,074 | May 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 2,443 | $4,060,000 | $1,662 | $1,662 | Apr 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 10,194 | $14,000,000 | $1,373 | $1,373 | Apr 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 12,594 | $18,800,000 | $1,493 | $1,493 | Mar 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 9,596 | $13,500,000 | $1,407 | $1,407 | Mar 2024 | Resale |
| BRADDELL HEIGHTS ESTATE | 13 | OCR | 5* | - | 14,288 | $16,800,000 | $1,176 | $1,176 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.