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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASPIAN | 22 | OCR | 4 | 16-20 | 1,776 | $2,850,000 | $1,605 | $1,849 | Mar 2026 | Resale |
| CASPIAN | 22 | OCR | 3 | 11-15 | 1,216 | $1,975,000 | $1,624 | $1,871 | Mar 2026 | Resale |
| CASPIAN | 22 | OCR | 2 | 11-15 | 1,001 | $1,560,000 | $1,558 | $1,795 | Mar 2026 | Resale |
| CASPIAN | 22 | OCR | 4 | 11-15 | 1,399 | $2,338,000 | $1,671 | $1,925 | Mar 2026 | Resale |
| CASPIAN | 22 | OCR | 4 | 11-15 | 1,593 | $2,580,000 | $1,620 | $1,866 | Dec 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 11-15 | 1,216 | $1,970,000 | $1,620 | $1,866 | Nov 2025 | Resale |
| CASPIAN | 22 | OCR | 4 | 06-10 | 1,528 | $2,600,000 | $1,701 | $1,959 | Oct 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 16-20 | 1,453 | $2,088,000 | $1,437 | $1,655 | Oct 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 01-05 | 1,238 | $1,870,000 | $1,511 | $1,741 | Aug 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 06-10 | 1,302 | $2,000,000 | $1,536 | $1,769 | Aug 2025 | Resale |
| CASPIAN | 22 | OCR | 2 | 06-10 | 1,001 | $1,520,000 | $1,518 | $1,749 | Jul 2025 | Resale |
| CASPIAN | 22 | OCR | 4 | 06-10 | 1,389 | $2,330,000 | $1,678 | $1,933 | Jun 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 16-20 | 1,453 | $2,050,000 | $1,411 | $1,625 | Jun 2025 | Resale |
| CASPIAN | 22 | OCR | 2 | 11-15 | 936 | $1,500,000 | $1,602 | $1,845 | May 2025 | Resale |
| CASPIAN | 22 | OCR | 4 | 11-15 | 1,389 | $2,360,000 | $1,700 | $1,958 | May 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 01-05 | 1,195 | $1,800,000 | $1,507 | $1,736 | May 2025 | Resale |
| CASPIAN | 22 | OCR | 2 | 01-05 | 1,001 | $1,528,000 | $1,526 | $1,758 | Apr 2025 | Resale |
| CASPIAN | 22 | OCR | 2 | 06-10 | 1,001 | $1,565,000 | $1,563 | $1,800 | Apr 2025 | Resale |
| CASPIAN | 22 | OCR | 3 | 11-15 | 1,141 | $1,800,000 | $1,578 | $1,818 | Apr 2025 | Resale |
| CASPIAN | 22 | OCR | 4 | 11-15 | 1,399 | $2,250,000 | $1,608 | $1,852 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.