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 |
|---|---|---|---|---|---|---|---|---|---|---|
| D'ECOSIA | 15 | OCR | 1* | 01-05 | 538 | $1,030,000 | $1,914 | $1,914 | Sep 2025 | Resale |
| D'ECOSIA | 15 | OCR | 1* | 01-05 | 506 | $945,000 | $1,868 | $1,868 | Aug 2025 | Resale |
| D'ECOSIA | 15 | OCR | 3* | 01-05 | 1,001 | $1,100,000 | $1,099 | $1,099 | Nov 2024 | Resale |
| D'ECOSIA | 15 | OCR | 1* | 01-05 | 484 | $880,888 | $1,819 | $1,819 | Aug 2024 | Resale |
| D'ECOSIA | 15 | OCR | 2* | 01-05 | 678 | $1,080,000 | $1,593 | $1,593 | Jul 2024 | Resale |
| D'ECOSIA | 15 | OCR | 2* | 01-05 | 678 | $1,038,000 | $1,531 | $1,531 | Jul 2024 | Resale |
| D'ECOSIA | 15 | OCR | 2* | 01-05 | 764 | $1,200,888 | $1,571 | $1,571 | Jul 2024 | Resale |
| D'ECOSIA | 15 | OCR | 3* | 01-05 | 1,227 | $2,420,000 | $1,972 | $1,972 | Jun 2024 | Resale |
| D'ECOSIA | 15 | OCR | 1* | 01-05 | 506 | $958,000 | $1,894 | $1,894 | Jun 2024 | Resale |
| D'ECOSIA | 15 | OCR | 3* | 01-05 | 1,227 | $2,400,000 | $1,956 | $1,956 | Feb 2024 | Resale |
| D'ECOSIA | 15 | OCR | 1* | 01-05 | 506 | $920,000 | $1,819 | $1,819 | Jan 2024 | Resale |
| D'ECOSIA | 15 | OCR | 5* | 01-05 | 2,174 | $2,730,000 | $1,256 | $1,256 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.