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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ECO | 16 | OCR | 3* | 11-15 | 1,023 | $1,810,000 | $1,770 | $2,006 | Apr 2026 | Resale |
| ECO | 16 | OCR | 1 | 11-15 | 603 | $942,888 | $1,564 | $1,772 | Mar 2026 | Resale |
| ECO | 16 | OCR | 1 | 01-05 | 549 | $805,000 | $1,466 | $1,661 | Mar 2026 | Resale |
| ECO | 16 | OCR | 1 | 01-05 | 775 | $1,175,888 | $1,517 | $1,719 | Mar 2026 | Resale |
| ECO | 16 | OCR | 2 | 06-10 | 915 | $1,530,000 | $1,672 | $1,895 | Mar 2026 | Resale |
| ECO | 16 | OCR | 2* | 11-15 | 861 | $1,470,000 | $1,707 | $1,934 | Mar 2026 | Resale |
| ECO | 16 | OCR | 5* | - | 3,767 | $3,600,000 | $956 | $1,083 | Feb 2026 | Resale |
| ECO | 16 | OCR | 1 | 06-10 | 657 | $960,000 | $1,462 | $1,657 | Feb 2026 | Resale |
| ECO | 16 | OCR | 2* | 01-05 | 861 | $1,406,000 | $1,633 | $1,850 | Jan 2026 | Resale |
| ECO | 16 | OCR | 3* | 06-10 | 1,033 | $1,728,888 | $1,673 | $1,896 | Jan 2026 | Resale |
| ECO | 16 | OCR | 1 | 11-15 | 592 | $930,000 | $1,571 | $1,780 | Jan 2026 | Resale |
| ECO | 16 | OCR | 1 | 11-15 | 603 | $910,000 | $1,510 | $1,711 | Dec 2025 | Resale |
| ECO | 16 | OCR | 1 | 06-10 | 549 | $888,000 | $1,618 | $1,833 | Nov 2025 | Resale |
| ECO | 16 | OCR | 1 | 01-05 | 775 | $1,150,000 | $1,484 | $1,681 | Nov 2025 | Resale |
| ECO | 16 | OCR | 1 | 06-10 | 635 | $935,000 | $1,472 | $1,668 | Nov 2025 | Resale |
| ECO | 16 | OCR | 1 | 01-05 | 635 | $923,000 | $1,453 | $1,646 | Oct 2025 | Resale |
| ECO | 16 | OCR | 1 | 11-15 | 635 | $965,000 | $1,520 | $1,722 | Sep 2025 | Resale |
| ECO | 16 | OCR | 2 | 01-05 | 893 | $1,430,000 | $1,601 | $1,814 | Aug 2025 | Resale |
| ECO | 16 | OCR | 1 | 06-10 | 581 | $916,000 | $1,576 | $1,786 | Aug 2025 | Resale |
| ECO | 16 | OCR | 1 | 06-10 | 689 | $950,000 | $1,379 | $1,563 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.