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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COPEN GRAND | 24 | OCR | 4* | 11-15 | 1,453 | $2,200,000 | $1,514 | $1,587 | Jan 2026 | New Sale |
| COPEN GRAND | 24 | OCR | 4* | 06-10 | 1,292 | $2,185,000 | $1,692 | $1,774 | Nov 2025 | New Sale |
| COPEN GRAND | 24 | OCR | 3* | 01-05 | 936 | $1,516,000 | $1,619 | $1,697 | Sep 2025 | New Sale |
| COPEN GRAND | 24 | OCR | 3* | 11-15 | 936 | $1,580,000 | $1,687 | $1,768 | Apr 2025 | New Sale |
| COPEN GRAND | 24 | OCR | 4* | 11-15 | 1,292 | $2,200,000 | $1,703 | $1,785 | Apr 2025 | New Sale |
| COPEN GRAND | 24 | OCR | 3* | 01-05 | 1,012 | $1,650,000 | $1,631 | $1,710 | Feb 2025 | New Sale |
| COPEN GRAND | 24 | OCR | 3* | 01-05 | 1,184 | $1,898,000 | $1,603 | $1,680 | Jan 2025 | New Sale |
| COPEN GRAND | 24 | OCR | 4* | 11-15 | 1,453 | $2,372,000 | $1,632 | $1,711 | Nov 2024 | New Sale |
| COPEN GRAND | 24 | OCR | 4* | 06-10 | 1,292 | $1,988,000 | $1,539 | $1,613 | Jun 2024 | New Sale |
| COPEN GRAND | 24 | OCR | 3* | 06-10 | 936 | $1,404,000 | $1,499 | $1,571 | Apr 2024 | New Sale |
| COPEN GRAND | 24 | OCR | 3* | 06-10 | 1,012 | $1,495,000 | $1,478 | $1,549 | Aug 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.