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'NEST | 18 | OCR | 3* | 01-05 | 936 | $1,380,000 | $1,474 | $1,684 | May 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 01-05 | 1,432 | $2,000,000 | $1,397 | $1,596 | May 2026 | Resale |
| D'NEST | 18 | OCR | 5* | 01-05 | 1,776 | $2,370,000 | $1,334 | $1,524 | May 2026 | Resale |
| D'NEST | 18 | OCR | 3* | 11-15 | 947 | $1,438,888 | $1,519 | $1,735 | May 2026 | Resale |
| D'NEST | 18 | OCR | 3* | 01-05 | 1,130 | $1,688,888 | $1,494 | $1,707 | Apr 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 11-15 | 1,432 | $2,150,000 | $1,502 | $1,716 | Mar 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 01-05 | 1,270 | $1,950,000 | $1,535 | $1,754 | Mar 2026 | Resale |
| D'NEST | 18 | OCR | 1* | 01-05 | 484 | $780,000 | $1,610 | $1,839 | Feb 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 06-10 | 1,410 | $2,200,000 | $1,560 | $1,782 | Feb 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 06-10 | 1,432 | $2,211,800 | $1,545 | $1,765 | Feb 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 06-10 | 1,410 | $2,250,000 | $1,596 | $1,823 | Feb 2026 | Resale |
| D'NEST | 18 | OCR | 2* | 06-10 | 753 | $1,150,000 | $1,526 | $1,743 | Jan 2026 | Resale |
| D'NEST | 18 | OCR | 4* | 01-05 | 1,270 | $1,900,000 | $1,496 | $1,709 | Dec 2025 | Resale |
| D'NEST | 18 | OCR | 3* | 01-05 | 1,130 | $1,678,000 | $1,485 | $1,697 | Dec 2025 | Resale |
| D'NEST | 18 | OCR | 3* | 06-10 | 969 | $1,470,000 | $1,517 | $1,733 | Dec 2025 | Resale |
| D'NEST | 18 | OCR | 3* | 01-05 | 1,238 | $1,550,000 | $1,252 | $1,430 | Dec 2025 | Resale |
| D'NEST | 18 | OCR | 3* | 01-05 | 936 | $1,360,000 | $1,452 | $1,659 | Dec 2025 | Resale |
| D'NEST | 18 | OCR | 4* | 06-10 | 1,410 | $2,200,000 | $1,560 | $1,782 | Nov 2025 | Resale |
| D'NEST | 18 | OCR | 2* | 01-05 | 753 | $1,051,888 | $1,396 | $1,595 | Nov 2025 | Resale |
| D'NEST | 18 | OCR | 2* | 06-10 | 775 | $1,192,888 | $1,539 | $1,758 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.