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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,130 | $1,380,000 | $1,221 | $1,505 | Apr 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 01-05 | 1,130 | $1,325,000 | $1,172 | $1,445 | Apr 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,184 | $1,371,000 | $1,158 | $1,427 | Mar 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,130 | $1,355,000 | $1,199 | $1,478 | Mar 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 06-10 | 958 | $1,150,000 | $1,200 | $1,479 | Feb 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,130 | $1,365,000 | $1,208 | $1,489 | Jan 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 01-05 | 958 | $1,125,000 | $1,174 | $1,447 | Jan 2026 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,130 | $1,378,000 | $1,219 | $1,503 | Dec 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 06-10 | 958 | $1,108,888 | $1,158 | $1,427 | Nov 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 01-05 | 958 | $1,130,000 | $1,180 | $1,454 | Nov 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 01-05 | 958 | $1,100,000 | $1,148 | $1,415 | Oct 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 01-05 | 1,130 | $1,260,000 | $1,115 | $1,374 | Oct 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,130 | $1,280,000 | $1,133 | $1,397 | Sep 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 01-05 | 969 | $1,068,000 | $1,102 | $1,358 | Sep 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 01-05 | 1,141 | $1,250,000 | $1,096 | $1,351 | Sep 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 01-05 | 958 | $1,108,000 | $1,157 | $1,426 | Sep 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 01-05 | 1,141 | $1,280,000 | $1,122 | $1,383 | Aug 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 01-05 | 969 | $1,129,000 | $1,165 | $1,436 | Aug 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 2 | 06-10 | 958 | $995,000 | $1,039 | $1,281 | Aug 2025 | Resale |
| EASTPOINT GREEN | 18 | OCR | 3 | 06-10 | 1,130 | $1,250,000 | $1,106 | $1,363 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.