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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 01-05 | 721 | $1,260,000 | $1,747 | — | May 2026 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 11-15 | 710 | $1,302,888 | $1,834 | — | May 2026 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 06-10 | 710 | $1,160,000 | $1,633 | — | Apr 2026 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 3 | 11-15 | 1,012 | $1,860,000 | $1,838 | — | Apr 2026 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 06-10 | 721 | $1,228,000 | $1,703 | — | Apr 2026 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 3 | 01-05 | 1,001 | $1,850,000 | $1,848 | — | Feb 2026 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 01-05 | 710 | $1,325,888 | $1,866 | — | Dec 2025 | Resale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 01-05 | 624 | $1,070,000 | $1,714 | — | Dec 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 3 | 01-05 | 936 | $1,670,000 | $1,783 | — | Dec 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 3 | 01-05 | 936 | $1,580,000 | $1,687 | — | Dec 2025 | Resale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 06-10 | 710 | $1,230,000 | $1,731 | — | Dec 2025 | Resale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 11-15 | 721 | $1,330,000 | $1,844 | — | Dec 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 01-05 | 624 | $1,080,000 | $1,730 | — | Dec 2025 | Resale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 11-15 | 710 | $1,300,000 | $1,830 | — | Nov 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 06-10 | 710 | $1,300,000 | $1,830 | — | Nov 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 06-10 | 710 | $1,180,000 | $1,661 | — | Nov 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 01-05 | 624 | $1,080,000 | $1,730 | — | Nov 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 3 | 06-10 | 1,141 | $2,100,000 | $1,841 | — | Oct 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 2 | 01-05 | 624 | $1,075,000 | $1,722 | — | Aug 2025 | Sub Sale |
| DAIRY FARM RESIDENCES | 23 | OCR | 3 | 11-15 | 936 | $1,800,000 | $1,922 | — | Aug 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.