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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CENTURY WOODS | 25 | OCR | 5* | - | 2,240 | $3,000,000 | $1,339 | $1,650 | Sep 2025 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,615 | $2,850,000 | $1,765 | $2,176 | Sep 2025 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 3,254 | $3,210,000 | $987 | $1,217 | Jun 2025 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,620 | $2,350,000 | $1,451 | $1,788 | Sep 2024 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 2,153 | $2,550,000 | $1,185 | $1,461 | Sep 2024 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,620 | $2,700,000 | $1,667 | $2,055 | Jul 2024 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,615 | $2,300,000 | $1,425 | $1,756 | Jun 2024 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,615 | $2,520,000 | $1,561 | $1,924 | Apr 2024 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,615 | $2,315,000 | $1,434 | $1,768 | Mar 2024 | Resale |
| CENTURY WOODS | 25 | OCR | 5* | - | 1,615 | $2,280,000 | $1,412 | $1,740 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.