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 GREEN | 16 | OCR | 2 | 01-05 | 1,001 | $1,228,000 | $1,227 | — | Apr 2026 | Resale |
| CHANGI GREEN | 16 | OCR | 3 | 01-05 | 1,216 | $1,600,000 | $1,315 | — | Apr 2026 | Resale |
| CHANGI GREEN | 16 | OCR | 3 | 01-05 | 1,216 | $1,620,000 | $1,332 | — | Mar 2026 | Resale |
| CHANGI GREEN | 16 | OCR | 3 | 01-05 | 1,216 | $1,680,000 | $1,381 | — | Mar 2026 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 872 | $1,180,000 | $1,353 | — | Nov 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 1,055 | $1,380,000 | $1,308 | — | Oct 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 1,001 | $1,288,000 | $1,287 | — | Aug 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 872 | $1,200,000 | $1,376 | — | Jul 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 1,001 | $1,250,000 | $1,249 | — | Jun 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 3 | 01-05 | 1,216 | $1,620,000 | $1,332 | — | Jun 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 872 | $1,200,000 | $1,376 | — | Jun 2025 | Resale |
| CHANGI GREEN | 16 | OCR | 4 | 01-05 | 1,432 | $2,000,000 | $1,397 | — | Dec 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 4 | 01-05 | 1,432 | $1,770,000 | $1,236 | — | Dec 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 4 | 01-05 | 1,432 | $1,980,000 | $1,383 | — | Dec 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 4 | 01-05 | 1,432 | $1,900,000 | $1,327 | — | Nov 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 4 | 01-05 | 1,432 | $1,880,000 | $1,313 | — | Nov 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 4 | 06-10 | 1,410 | $1,840,000 | $1,305 | — | Sep 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 3 | 06-10 | 1,130 | $1,441,000 | $1,275 | — | Mar 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 3 | 01-05 | 1,216 | $1,500,000 | $1,233 | — | Mar 2024 | Resale |
| CHANGI GREEN | 16 | OCR | 2 | 01-05 | 1,001 | $1,275,000 | $1,274 | — | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.