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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 5 | 01-05 | 2,799 | $3,900,000 | $1,394 | $1,621 | Apr 2026 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,076 | $1,614,000 | $1,499 | $1,744 | Jan 2026 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 4 | 01-05 | 1,625 | $2,600,000 | $1,600 | $1,861 | Dec 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,389 | $2,150,000 | $1,548 | $1,801 | Dec 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 1 | 01-05 | 646 | $918,000 | $1,421 | $1,653 | Nov 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,001 | $1,396,000 | $1,395 | $1,623 | Aug 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,087 | $1,680,000 | $1,545 | $1,797 | Jul 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,130 | $1,750,000 | $1,548 | $1,801 | May 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 4 | 01-05 | 1,625 | $2,610,000 | $1,606 | $1,868 | Apr 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 4 | 01-05 | 1,819 | $2,500,000 | $1,374 | $1,598 | Mar 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,055 | $1,540,000 | $1,460 | $1,698 | Feb 2025 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 3 | 01-05 | 2,077 | $2,890,000 | $1,391 | $1,618 | Nov 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 2 | 01-05 | 1,130 | $1,668,000 | $1,476 | $1,717 | Nov 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,389 | $1,960,000 | $1,412 | $1,642 | Oct 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,345 | $1,850,000 | $1,375 | $1,599 | Oct 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 3 | 01-05 | 1,410 | $2,050,000 | $1,454 | $1,691 | Aug 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 1 | 01-05 | 646 | $944,000 | $1,462 | $1,700 | Aug 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 1 | 01-05 | 646 | $950,000 | $1,471 | $1,711 | Jan 2024 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 1 | 01-05 | 592 | $850,000 | $1,436 | $1,670 | Dec 2023 | Resale |
| CLEMENTIWOODS CONDOMINIUM | 5 | OCR | 5 | 01-05 | 3,197 | $4,000,000 | $1,251 | $1,455 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.