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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BULLION PARK | 26 | OCR | 3 | 01-05 | 1,238 | $1,900,000 | $1,535 | $1,535 | Feb 2026 | Resale |
| BULLION PARK | 26 | OCR | 3 | 01-05 | 1,259 | $1,900,000 | $1,509 | $1,509 | Jan 2026 | Resale |
| BULLION PARK | 26 | OCR | 2 | 06-10 | 807 | $1,380,000 | $1,709 | $1,709 | Jan 2026 | Resale |
| BULLION PARK | 26 | OCR | 3 | 01-05 | 1,238 | $1,850,000 | $1,495 | $1,495 | Nov 2025 | Resale |
| BULLION PARK | 26 | OCR | 2 | 11-15 | 807 | $1,390,000 | $1,722 | $1,722 | Nov 2025 | Resale |
| BULLION PARK | 26 | OCR | 3 | 01-05 | 1,238 | $1,765,000 | $1,426 | $1,426 | Aug 2025 | Resale |
| BULLION PARK | 26 | OCR | 3 | 11-15 | 1,259 | $1,950,000 | $1,548 | $1,548 | Aug 2025 | Resale |
| BULLION PARK | 26 | OCR | 2 | 06-10 | 807 | $1,380,000 | $1,709 | $1,709 | Jul 2025 | Resale |
| BULLION PARK | 26 | OCR | 3 | 11-15 | 1,658 | $2,600,000 | $1,568 | $1,568 | Jun 2025 | Resale |
| BULLION PARK | 26 | OCR | 3 | 11-15 | 1,238 | $1,900,000 | $1,535 | $1,535 | Jun 2025 | Resale |
| BULLION PARK | 26 | OCR | 3 | 06-10 | 1,238 | $1,928,888 | $1,558 | $1,558 | Apr 2025 | Resale |
| BULLION PARK | 26 | OCR | 2 | 01-05 | 807 | $1,350,000 | $1,672 | $1,672 | Dec 2024 | Resale |
| BULLION PARK | 26 | OCR | 3 | 11-15 | 1,238 | $1,990,000 | $1,608 | $1,608 | Nov 2024 | Resale |
| BULLION PARK | 26 | OCR | 3 | 01-05 | 1,259 | $1,800,800 | $1,430 | $1,430 | Nov 2024 | Resale |
| BULLION PARK | 26 | OCR | 2 | 06-10 | 807 | $1,303,888 | $1,615 | $1,615 | Jul 2024 | Resale |
| BULLION PARK | 26 | OCR | 2 | 06-10 | 807 | $1,400,000 | $1,734 | $1,734 | Jul 2024 | Resale |
| BULLION PARK | 26 | OCR | 3 | 01-05 | 1,238 | $1,860,000 | $1,503 | $1,503 | Jun 2024 | Resale |
| BULLION PARK | 26 | OCR | 2 | 11-15 | 807 | $1,290,000 | $1,598 | $1,598 | Jun 2024 | Resale |
| BULLION PARK | 26 | OCR | 2 | 06-10 | 807 | $1,300,000 | $1,610 | $1,610 | Jun 2024 | Resale |
| BULLION PARK | 26 | OCR | 2 | 06-10 | 807 | $1,248,000 | $1,546 | $1,546 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.