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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CHANGI GROVE | 17 | OCR | 5* | - | 5,861 | $6,450,000 | $1,101 | $1,101 | Mar 2026 | Resale |
| CHANGI GROVE | 17 | OCR | 5* | - | 6,283 | $6,900,000 | $1,098 | $1,098 | Oct 2025 | Resale |
| CHANGI GROVE | 17 | OCR | 5* | - | 6,009 | $6,358,000 | $1,058 | $1,058 | Oct 2025 | Resale |
| CHANGI GROVE | 17 | OCR | 5* | - | 6,008 | $6,360,000 | $1,059 | $1,059 | Oct 2024 | Resale |
| CHANGI GROVE | 17 | OCR | 5* | - | 8,225 | $8,500,000 | $1,033 | $1,033 | Apr 2024 | Resale |
| CHANGI GROVE | 17 | OCR | 5* | - | 6,029 | $7,000,000 | $1,161 | $1,161 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.