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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CENTRO RESIDENCES | 20 | OCR | 2 | 11-15 | 818 | $1,525,000 | $1,864 | $2,156 | Apr 2026 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 06-10 | 1,367 | $2,055,000 | $1,503 | $1,739 | Mar 2026 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 21-25 | 926 | $1,838,000 | $1,986 | $2,297 | Feb 2026 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 21-25 | 1,206 | $2,590,000 | $2,148 | $2,485 | Jan 2026 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 4 | 26-30 | 1,281 | $2,592,744 | $2,024 | $2,341 | Dec 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 26-30 | 1,206 | $2,619,432 | $2,173 | $2,514 | Dec 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 26-30 | 1,001 | $2,180,000 | $2,178 | $2,519 | Dec 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 06-10 | 1,561 | $2,359,031 | $1,511 | $1,748 | Dec 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 2 | 31-35 | 872 | $1,700,000 | $1,950 | $2,256 | Nov 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 31-35 | 904 | $1,800,000 | $1,991 | $2,303 | Nov 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 31-35 | 1,001 | $2,065,000 | $2,063 | $2,386 | Nov 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 26-30 | 1,173 | $2,445,768 | $2,085 | $2,412 | Nov 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 31-35 | 1,206 | $2,398,000 | $1,989 | $2,301 | Nov 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 4 | 21-25 | 1,281 | $2,572,248 | $2,008 | $2,323 | Nov 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 16-20 | 1,206 | $2,508,000 | $2,080 | $2,406 | Oct 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 2 | 21-25 | 872 | $1,580,000 | $1,812 | $2,096 | Sep 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 2 | 26-30 | 872 | $1,650,000 | $1,892 | $2,189 | Jun 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 16-20 | 904 | $1,785,000 | $1,974 | $2,283 | May 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 3 | 26-30 | 1,001 | $2,090,000 | $2,088 | $2,415 | Mar 2025 | Resale |
| CENTRO RESIDENCES | 20 | OCR | 2 | 06-10 | 872 | $1,628,888 | $1,868 | $2,161 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.