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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CLEMENTI PARK | 21 | OCR | 5* | - | 8,412 | $14,688,888 | $1,746 | $1,746 | Apr 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 01-05 | 2,185 | $3,150,000 | $1,442 | $1,442 | Apr 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | - | 8,048 | $16,000,000 | $1,988 | $1,988 | Apr 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 06-10 | 1,873 | $2,945,888 | $1,573 | $1,573 | Apr 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 2* | 06-10 | 807 | $1,425,000 | $1,765 | $1,765 | Mar 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | - | 7,790 | $13,088,888 | $1,680 | $1,680 | Mar 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 01-05 | 2,325 | $3,800,000 | $1,634 | $1,634 | Mar 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | - | 4,024 | $10,500,000 | $2,610 | $2,610 | Feb 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | - | 5,647 | $7,700,000 | $1,364 | $1,364 | Jan 2026 | Resale |
| CLEMENTI PARK | 21 | OCR | 2* | 01-05 | 872 | $1,600,000 | $1,835 | $1,835 | Dec 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | - | 7,783 | $12,000,000 | $1,542 | $1,542 | Nov 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | - | 4,026 | $9,358,888 | $2,325 | $2,325 | Nov 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 06-10 | 1,873 | $2,880,000 | $1,538 | $1,538 | Oct 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 01-05 | 1,755 | $2,880,000 | $1,641 | $1,641 | Sep 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 3* | 01-05 | 1,184 | $1,780,000 | $1,503 | $1,503 | Aug 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 4* | 01-05 | 1,345 | $2,060,000 | $1,531 | $1,531 | Aug 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 01-05 | 1,658 | $2,320,000 | $1,400 | $1,400 | Aug 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 01-05 | 2,271 | $3,120,000 | $1,374 | $1,374 | Aug 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 06-10 | 1,873 | $3,080,000 | $1,644 | $1,644 | Aug 2025 | Resale |
| CLEMENTI PARK | 21 | OCR | 5* | 06-10 | 1,959 | $3,438,000 | $1,755 | $1,755 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.