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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 840 | $1,300,000 | $1,548 | — | May 2026 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 969 | $1,280,000 | $1,321 | — | Feb 2026 | Resale |
| CHANGI COURT | 16 | OCR | 3 | 01-05 | 1,163 | $1,600,000 | $1,376 | — | Dec 2025 | Resale |
| CHANGI COURT | 16 | OCR | 4 | 01-05 | 1,389 | $2,060,000 | $1,484 | — | Dec 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 840 | $1,218,000 | $1,451 | — | Oct 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 969 | $1,320,000 | $1,363 | — | Sep 2025 | Resale |
| CHANGI COURT | 16 | OCR | 4 | 01-05 | 1,389 | $1,870,000 | $1,347 | — | Jul 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 840 | $1,235,000 | $1,471 | — | Jul 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 872 | $1,300,000 | $1,491 | — | Jul 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 969 | $1,308,000 | $1,350 | — | Jun 2025 | Resale |
| CHANGI COURT | 16 | OCR | 4 | 01-05 | 1,389 | $1,868,000 | $1,345 | — | Jun 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 926 | $1,330,000 | $1,437 | — | Apr 2025 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 06-10 | 872 | $1,283,000 | $1,472 | — | Apr 2025 | Resale |
| CHANGI COURT | 16 | OCR | 4 | 01-05 | 1,389 | $1,738,000 | $1,252 | — | Apr 2025 | Resale |
| CHANGI COURT | 16 | OCR | 4 | 01-05 | 1,389 | $1,880,000 | $1,354 | — | Nov 2024 | Resale |
| CHANGI COURT | 16 | OCR | 3 | 01-05 | 1,163 | $1,650,000 | $1,419 | — | Oct 2024 | Resale |
| CHANGI COURT | 16 | OCR | 3 | 01-05 | 1,163 | $1,510,000 | $1,299 | — | Oct 2024 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 926 | $1,350,000 | $1,458 | — | Sep 2024 | Resale |
| CHANGI COURT | 16 | OCR | 3 | 06-10 | 1,184 | $1,700,000 | $1,436 | — | Sep 2024 | Resale |
| CHANGI COURT | 16 | OCR | 2 | 01-05 | 969 | $1,280,000 | $1,321 | — | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.