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 RISE CONDOMINIUM | 18 | OCR | 4 | 01-05 | 1,496 | $1,738,000 | $1,162 | $1,398 | Apr 2026 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 2 | 01-05 | 1,023 | $1,180,000 | $1,154 | $1,388 | Apr 2026 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,130 | $1,328,000 | $1,175 | $1,414 | Oct 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,259 | $1,440,000 | $1,143 | $1,375 | Oct 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,259 | $1,400,000 | $1,112 | $1,338 | Oct 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 2 | 01-05 | 1,023 | $1,158,888 | $1,133 | $1,363 | Oct 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,259 | $1,468,000 | $1,166 | $1,403 | Oct 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,259 | $1,450,000 | $1,151 | $1,385 | Sep 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,281 | $1,480,000 | $1,155 | $1,389 | Sep 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,130 | $1,308,000 | $1,157 | $1,392 | Sep 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 2 | 01-05 | 1,023 | $1,150,000 | $1,125 | $1,353 | Aug 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,130 | $1,290,000 | $1,141 | $1,373 | Jul 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,475 | $1,800,000 | $1,221 | $1,469 | Jun 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,130 | $1,280,000 | $1,133 | $1,363 | Jun 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 4 | 06-10 | 1,496 | $1,660,000 | $1,109 | $1,334 | May 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 4 | 01-05 | 1,496 | $1,710,000 | $1,143 | $1,375 | Mar 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,130 | $1,298,000 | $1,148 | $1,381 | Feb 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,130 | $1,238,000 | $1,095 | $1,317 | Feb 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,658 | $1,620,000 | $977 | $1,175 | Jan 2025 | Resale |
| CHANGI RISE CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,281 | $1,483,000 | $1,158 | $1,393 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.