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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EASTWOOD CENTRE | 16 | OCR | 3* | 01-05 | 1,001 | $1,208,000 | $1,207 | $1,498 | Dec 2025 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 4* | 01-05 | 1,399 | $1,550,000 | $1,108 | $1,375 | Oct 2025 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 5* | 01-05 | 2,928 | $2,750,000 | $939 | $1,166 | Apr 2025 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 4* | 01-05 | 1,507 | $1,638,888 | $1,088 | $1,351 | Feb 2025 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 4* | 01-05 | 1,507 | $1,600,000 | $1,062 | $1,318 | Nov 2024 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 3* | 01-05 | 1,001 | $1,180,000 | $1,179 | $1,464 | Aug 2024 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 4* | 01-05 | 1,335 | $1,250,000 | $937 | $1,163 | Jan 2024 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 5* | 01-05 | 1,604 | $1,400,000 | $873 | $1,084 | Oct 2023 | Resale |
| EASTWOOD CENTRE | 16 | OCR | 5* | 01-05 | 3,197 | $2,710,000 | $848 | $1,053 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.