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 REGENCY | 16 | OCR | 1 | 01-05 | 452 | $735,000 | $1,626 | $1,626 | Jan 2026 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 388 | $680,000 | $1,755 | $1,755 | Aug 2025 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 506 | $850,000 | $1,680 | $1,680 | Apr 2025 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 506 | $830,000 | $1,641 | $1,641 | Mar 2025 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 452 | $700,000 | $1,548 | $1,548 | Nov 2024 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 474 | $765,000 | $1,615 | $1,615 | Sep 2024 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 409 | $710,000 | $1,736 | $1,736 | Jun 2024 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 398 | $680,000 | $1,707 | $1,707 | Apr 2024 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 1 | 01-05 | 409 | $710,000 | $1,736 | $1,736 | Mar 2024 | Resale |
| EASTWOOD REGENCY | 16 | OCR | 2 | 01-05 | 1,195 | $1,458,000 | $1,220 | $1,220 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.