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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CHUAN GREEN | 19 | OCR | 5* | - | 1,668 | $3,200,000 | $1,918 | $2,348 | Dec 2025 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 1,925 | $3,528,000 | $1,833 | $2,193 | Dec 2025 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 2,189 | $3,780,000 | $1,727 | $2,066 | Oct 2025 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 3,971 | $4,135,000 | $1,041 | $1,274 | Apr 2025 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 3,779 | $4,300,000 | $1,138 | $1,393 | Dec 2024 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 1,735 | $3,178,000 | $1,832 | $2,191 | Oct 2024 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 2,413 | $3,300,000 | $1,367 | $1,673 | Nov 2023 | Resale |
| CHUAN GREEN | 19 | OCR | 5* | - | 1,748 | $3,110,000 | $1,779 | $2,128 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.