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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,173 | $1,620,000 | $1,381 | $1,681 | Jan 2026 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,173 | $1,555,000 | $1,325 | $1,612 | Jul 2025 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,130 | $1,370,000 | $1,212 | $1,475 | Jun 2025 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,335 | $1,550,000 | $1,161 | $1,413 | Mar 2025 | Resale |
| CASA ROSA | 19 | OCR | 3 | B1-B5 | 1,292 | $1,550,000 | $1,200 | $1,460 | Mar 2025 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,173 | $1,400,000 | $1,193 | $1,452 | Feb 2025 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,098 | $1,350,000 | $1,230 | $1,497 | Jan 2025 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,281 | $1,500,000 | $1,171 | $1,425 | Sep 2024 | Resale |
| CASA ROSA | 19 | OCR | 4* | 01-05 | 1,367 | $1,500,000 | $1,097 | $1,335 | Jan 2024 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,130 | $1,270,000 | $1,124 | $1,368 | Sep 2023 | Resale |
| CASA ROSA | 19 | OCR | 3 | 01-05 | 1,496 | $1,500,000 | $1,003 | $1,221 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.