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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EIGHT COURTYARDS | 27 | OCR | 3 | 11-15 | 1,152 | $1,655,000 | $1,437 | $1,642 | Apr 2026 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 11-15 | 861 | $1,198,000 | $1,391 | $1,589 | Apr 2026 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 11-15 | 1,152 | $1,630,000 | $1,415 | $1,617 | Mar 2026 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 06-10 | 1,152 | $1,650,000 | $1,433 | $1,637 | Feb 2026 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 11-15 | 1,087 | $1,520,000 | $1,398 | $1,597 | Jan 2026 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 01-05 | 1,141 | $1,280,000 | $1,122 | $1,282 | Jan 2026 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 06-10 | 861 | $1,210,000 | $1,405 | $1,605 | Dec 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 11-15 | 1,130 | $1,575,000 | $1,394 | $1,593 | Sep 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 01-05 | 1,152 | $1,582,000 | $1,374 | $1,570 | Aug 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 01-05 | 1,141 | $1,568,888 | $1,375 | $1,571 | Aug 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 11-15 | 1,152 | $1,600,000 | $1,389 | $1,587 | Aug 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 11-15 | 915 | $1,189,500 | $1,300 | $1,485 | Jul 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 4 | 01-05 | 1,572 | $2,027,880 | $1,290 | $1,474 | Jul 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 06-10 | 980 | $1,290,000 | $1,317 | $1,505 | Jul 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 11-15 | 872 | $1,200,000 | $1,376 | $1,572 | Jun 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 06-10 | 1,163 | $1,580,000 | $1,359 | $1,553 | Jun 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 01-05 | 958 | $1,205,000 | $1,258 | $1,437 | May 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 01-05 | 1,087 | $1,400,000 | $1,288 | $1,471 | Apr 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 2 | 11-15 | 1,130 | $1,530,000 | $1,354 | $1,547 | Mar 2025 | Resale |
| EIGHT COURTYARDS | 27 | OCR | 3 | 06-10 | 1,227 | $1,560,000 | $1,271 | $1,452 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.