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'MANOR | 16 | OCR | 5* | - | 2,723 | $2,900,000 | $1,065 | $1,304 | Mar 2026 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,700,000 | $991 | $1,213 | Mar 2026 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,680,000 | $984 | $1,204 | Dec 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 3,380 | $3,050,000 | $902 | $1,104 | Nov 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 3,380 | $2,850,000 | $843 | $1,032 | Nov 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,588,000 | $950 | $1,163 | Oct 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,661,888 | $977 | $1,196 | Sep 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,850,000 | $1,047 | $1,282 | Sep 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,820 | $2,600,000 | $922 | $1,129 | Sep 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,430,000 | $892 | $1,092 | Aug 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,460,000 | $903 | $1,105 | Jul 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 3,315 | $2,880,000 | $869 | $1,064 | Jun 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,660,000 | $977 | $1,196 | Jun 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,600,000 | $955 | $1,169 | May 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,480,000 | $911 | $1,115 | Mar 2025 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,400,000 | $881 | $1,078 | Oct 2024 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,600,000 | $955 | $1,169 | Sep 2024 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,390,000 | $878 | $1,075 | Sep 2024 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,400,000 | $881 | $1,078 | Jul 2024 | Resale |
| D'MANOR | 16 | OCR | 5* | - | 2,723 | $2,436,888 | $895 | $1,095 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.