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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CARABELLE | 5 | OCR | 2 | 06-10 | 947 | $1,800,000 | $1,900 | $2,000 | Feb 2026 | Resale |
| CARABELLE | 5 | OCR | 3 | 01-05 | 1,496 | $2,738,000 | $1,830 | $1,926 | Nov 2025 | Resale |
| CARABELLE | 5 | OCR | 3 | 01-05 | 1,292 | $2,156,000 | $1,669 | $1,757 | Sep 2025 | Resale |
| CARABELLE | 5 | OCR | 2 | 11-15 | 883 | $1,620,000 | $1,835 | $1,932 | Sep 2025 | Resale |
| CARABELLE | 5 | OCR | 2 | 06-10 | 883 | $1,630,000 | $1,847 | $1,944 | Aug 2025 | Resale |
| CARABELLE | 5 | OCR | 4 | 11-15 | 1,389 | $2,580,000 | $1,858 | $1,956 | May 2025 | Resale |
| CARABELLE | 5 | OCR | 4 | 01-05 | 1,399 | $2,580,000 | $1,844 | $1,941 | May 2025 | Resale |
| CARABELLE | 5 | OCR | 2 | 01-05 | 947 | $1,766,155 | $1,865 | $1,963 | Apr 2025 | Resale |
| CARABELLE | 5 | OCR | 3 | 06-10 | 1,292 | $2,350,000 | $1,819 | $1,915 | Apr 2025 | Resale |
| CARABELLE | 5 | OCR | 2 | 11-15 | 883 | $1,590,000 | $1,801 | $1,896 | Feb 2025 | Resale |
| CARABELLE | 5 | OCR | 3 | 06-10 | 1,259 | $2,260,000 | $1,795 | $1,889 | Sep 2024 | Resale |
| CARABELLE | 5 | OCR | 2 | 06-10 | 947 | $1,780,000 | $1,879 | $1,978 | Sep 2024 | Resale |
| CARABELLE | 5 | OCR | 2 | 06-10 | 947 | $1,680,000 | $1,774 | $1,867 | Jul 2024 | Resale |
| CARABELLE | 5 | OCR | 3 | 01-05 | 1,130 | $1,980,000 | $1,752 | $1,844 | Jun 2024 | Resale |
| CARABELLE | 5 | OCR | 3 | 11-15 | 1,259 | $2,257,000 | $1,792 | $1,886 | May 2024 | Resale |
| CARABELLE | 5 | OCR | 4 | 11-15 | 1,819 | $2,908,000 | $1,599 | $1,683 | Feb 2024 | Resale |
| CARABELLE | 5 | OCR | 2 | 11-15 | 947 | $1,700,000 | $1,795 | $1,889 | Feb 2024 | Resale |
| CARABELLE | 5 | OCR | 4 | 06-10 | 1,389 | $2,438,888 | $1,756 | $1,848 | Jan 2024 | Resale |
| CARABELLE | 5 | OCR | 3 | 01-05 | 1,302 | $2,228,000 | $1,711 | $1,801 | Jan 2024 | Resale |
| CARABELLE | 5 | OCR | 3 | 06-10 | 1,238 | $2,100,000 | $1,696 | $1,785 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.