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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CARISSA PARK CONDOMINIUM | 17 | OCR | 4 | 01-05 | 1,496 | $1,910,000 | $1,277 | — | May 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,324 | $1,650,000 | $1,246 | — | Apr 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,180,000 | $1,246 | — | Apr 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,324 | $1,690,000 | $1,276 | — | Mar 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,324 | $1,690,000 | $1,276 | — | Mar 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 947 | $1,188,000 | $1,254 | — | Feb 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,324 | $1,670,000 | $1,261 | — | Feb 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 926 | $1,150,000 | $1,242 | — | Feb 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 947 | $1,150,000 | $1,214 | — | Feb 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,206,888 | $1,274 | — | Jan 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 1 | 01-05 | 624 | $805,000 | $1,289 | — | Jan 2026 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,324 | $1,670,000 | $1,261 | — | Dec 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 1,033 | $1,207,500 | $1,169 | — | Dec 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 947 | $1,210,000 | $1,277 | — | Nov 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,324 | $1,620,000 | $1,224 | — | Nov 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 926 | $1,112,888 | $1,202 | — | Oct 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 947 | $1,185,000 | $1,251 | — | Oct 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,324 | $1,680,000 | $1,269 | — | Sep 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 969 | $1,075,000 | $1,110 | — | Aug 2025 | Resale |
| CARISSA PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 926 | $1,200,000 | $1,296 | — | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.