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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASHEW VILLAS | 23 | OCR | 5* | - | 3,226 | $6,100,000 | $1,891 | $1,991 | Mar 2026 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 2,424 | $4,600,000 | $1,898 | $1,998 | Dec 2025 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,763 | $4,500,000 | $2,552 | $2,686 | Oct 2025 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,618 | $3,938,000 | $2,434 | $2,562 | Jun 2025 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,615 | $3,700,000 | $2,292 | $2,413 | Oct 2024 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,938 | $4,580,000 | $2,364 | $2,488 | Oct 2024 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 2,914 | $4,800,000 | $1,647 | $1,734 | May 2024 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,763 | $4,100,000 | $2,325 | $2,447 | Apr 2024 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,679 | $3,900,000 | $2,323 | $2,445 | Aug 2023 | Resale |
| CASHEW VILLAS | 23 | OCR | 5* | - | 1,616 | $3,600,000 | $2,228 | $2,345 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.