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 |
|---|---|---|---|---|---|---|---|---|---|---|
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,530,000 | $1,634 | $1,634 | Jan 2026 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,520,000 | $1,623 | $1,623 | Dec 2025 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 667 | $1,150,000 | $1,723 | $1,723 | Oct 2025 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 603 | $904,000 | $1,500 | $1,500 | May 2025 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,550,000 | $1,655 | $1,655 | May 2025 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 570 | $840,000 | $1,472 | $1,472 | Mar 2025 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 667 | $920,000 | $1,379 | $1,379 | Mar 2025 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,558,888 | $1,665 | $1,665 | Jan 2025 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 904 | $1,558,888 | $1,724 | $1,724 | Jan 2025 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,520,000 | $1,623 | $1,623 | Jan 2025 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 829 | $1,010,000 | $1,219 | $1,219 | Oct 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 904 | $1,430,000 | $1,582 | $1,582 | Oct 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 904 | $1,500,000 | $1,659 | $1,659 | Oct 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,530,000 | $1,634 | $1,634 | Sep 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 904 | $1,500,000 | $1,659 | $1,659 | Aug 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,538,000 | $1,642 | $1,642 | May 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,538,000 | $1,642 | $1,642 | Apr 2024 | Resale |
| E MAISON | 13 | OCR | 2 | 01-05 | 936 | $1,442,000 | $1,540 | $1,540 | Mar 2024 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 570 | $830,000 | $1,455 | $1,455 | Feb 2024 | Resale |
| E MAISON | 13 | OCR | 1 | 01-05 | 1,636 | $2,550,000 | $1,559 | $1,559 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.