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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASABLANCA | 25 | OCR | 3* | 06-10 | 1,184 | $1,380,000 | $1,166 | $1,395 | May 2026 | Resale |
| CASABLANCA | 25 | OCR | 3 | 11-15 | 1,119 | $1,280,000 | $1,143 | $1,367 | May 2026 | Resale |
| CASABLANCA | 25 | OCR | 3 | 01-05 | 1,195 | $1,270,000 | $1,063 | $1,272 | Apr 2026 | Resale |
| CASABLANCA | 25 | OCR | 2 | 11-15 | 893 | $996,000 | $1,115 | $1,334 | Apr 2026 | Resale |
| CASABLANCA | 25 | OCR | 3 | 11-15 | 1,119 | $1,280,000 | $1,143 | $1,367 | Mar 2026 | Resale |
| CASABLANCA | 25 | OCR | 3 | 11-15 | 1,119 | $1,288,888 | $1,151 | $1,377 | Mar 2026 | Resale |
| CASABLANCA | 25 | OCR | 3 | 11-15 | 1,109 | $1,280,000 | $1,155 | $1,382 | Feb 2026 | Resale |
| CASABLANCA | 25 | OCR | 3* | 11-15 | 1,184 | $1,378,000 | $1,164 | $1,392 | Jan 2026 | Resale |
| CASABLANCA | 25 | OCR | 3* | 06-10 | 1,184 | $1,276,888 | $1,078 | $1,289 | Oct 2025 | Resale |
| CASABLANCA | 25 | OCR | 3 | 01-05 | 1,195 | $1,280,000 | $1,071 | $1,281 | Oct 2025 | Resale |
| CASABLANCA | 25 | OCR | 2 | 16-20 | 936 | $1,040,000 | $1,111 | $1,329 | Oct 2025 | Resale |
| CASABLANCA | 25 | OCR | 3 | 11-15 | 1,119 | $1,241,000 | $1,109 | $1,327 | Sep 2025 | Resale |
| CASABLANCA | 25 | OCR | 3 | 01-05 | 1,195 | $1,331,000 | $1,114 | $1,333 | Sep 2025 | Resale |
| CASABLANCA | 25 | OCR | 3* | 11-15 | 1,184 | $1,303,000 | $1,100 | $1,316 | Sep 2025 | Resale |
| CASABLANCA | 25 | OCR | 2 | 01-05 | 947 | $1,059,000 | $1,118 | $1,337 | Aug 2025 | Resale |
| CASABLANCA | 25 | OCR | 3* | 11-15 | 1,184 | $1,380,000 | $1,166 | $1,395 | Jun 2025 | Resale |
| CASABLANCA | 25 | OCR | 3 | 01-05 | 1,195 | $1,320,000 | $1,105 | $1,322 | May 2025 | Resale |
| CASABLANCA | 25 | OCR | 2 | 06-10 | 893 | $1,010,000 | $1,131 | $1,353 | Apr 2025 | Resale |
| CASABLANCA | 25 | OCR | 3* | 06-10 | 1,184 | $1,288,000 | $1,088 | $1,301 | Apr 2025 | Resale |
| CASABLANCA | 25 | OCR | 3* | 11-15 | 1,184 | $1,320,000 | $1,115 | $1,334 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.