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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EAST PALM | 15 | OCR | 2 | 01-05 | 1,163 | $2,000,000 | $1,720 | $1,720 | Sep 2025 | Resale |
| EAST PALM | 15 | OCR | 2 | 01-05 | 1,001 | $1,760,000 | $1,758 | $1,758 | Apr 2025 | Resale |
| EAST PALM | 15 | OCR | 3* | 01-05 | 1,152 | $1,860,000 | $1,615 | $1,615 | Nov 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,184 | $1,900,000 | $1,605 | $1,605 | Aug 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,195 | $1,870,000 | $1,565 | $1,565 | Aug 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,195 | $1,900,000 | $1,590 | $1,590 | Jul 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,184 | $1,880,000 | $1,588 | $1,588 | Jul 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,216 | $1,900,000 | $1,562 | $1,562 | Jul 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,744 | $2,180,000 | $1,250 | $1,250 | Feb 2024 | Resale |
| EAST PALM | 15 | OCR | 2 | 01-05 | 1,055 | $1,700,000 | $1,612 | $1,612 | Jan 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,195 | $1,855,000 | $1,553 | $1,553 | Jan 2024 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,195 | $1,700,000 | $1,423 | $1,423 | Nov 2023 | Resale |
| EAST PALM | 15 | OCR | 5* | 01-05 | 1,755 | $2,180,000 | $1,243 | $1,243 | Nov 2023 | Resale |
| EAST PALM | 15 | OCR | 4 | 01-05 | 2,185 | $2,750,000 | $1,259 | $1,259 | Sep 2023 | Resale |
| EAST PALM | 15 | OCR | 3 | 01-05 | 1,195 | $1,860,000 | $1,557 | $1,557 | Aug 2023 | Resale |
| EAST PALM | 15 | OCR | 2 | 01-05 | 1,055 | $1,750,000 | $1,659 | $1,659 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.