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 SANCTUARY | 23 | OCR | 3 | 06-10 | 990 | $1,715,000 | $1,732 | $1,962 | Mar 2026 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 06-10 | 990 | $1,610,000 | $1,626 | $1,842 | Mar 2026 | Resale |
| ECO SANCTUARY | 23 | OCR | 1 | 16-20 | 506 | $825,000 | $1,631 | $1,848 | Feb 2026 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 11-15 | 990 | $1,750,000 | $1,767 | $2,002 | Dec 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 06-10 | 667 | $1,040,000 | $1,558 | $1,765 | Nov 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 16-20 | 990 | $1,768,888 | $1,786 | $2,024 | Oct 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 01-05 | 1,442 | $1,880,000 | $1,303 | $1,476 | Aug 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 11-15 | 732 | $1,170,000 | $1,598 | $1,811 | Jul 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 06-10 | 732 | $1,220,000 | $1,667 | $1,889 | Jun 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 21-25 | 667 | $1,088,000 | $1,630 | $1,847 | May 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 16-20 | 980 | $1,700,000 | $1,736 | $1,967 | Apr 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 06-10 | 700 | $1,152,000 | $1,647 | $1,866 | Mar 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 16-20 | 667 | $1,125,000 | $1,686 | $1,910 | Mar 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 16-20 | 667 | $1,100,000 | $1,648 | $1,867 | Feb 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 11-15 | 667 | $1,088,000 | $1,630 | $1,847 | Jan 2025 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 11-15 | 980 | $1,680,000 | $1,715 | $1,943 | Dec 2024 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 11-15 | 1,141 | $1,980,000 | $1,735 | $1,966 | Dec 2024 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 21-25 | 700 | $1,168,000 | $1,669 | $1,891 | Nov 2024 | Resale |
| ECO SANCTUARY | 23 | OCR | 3 | 16-20 | 1,141 | $1,900,000 | $1,665 | $1,887 | Nov 2024 | Resale |
| ECO SANCTUARY | 23 | OCR | 2 | 21-25 | 667 | $1,130,000 | $1,693 | $1,918 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.