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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| ELIAS GREEN | 18 | OCR | 3 | 01-05 | 1,518 | $1,550,000 | $1,021 | — | Apr 2026 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,528 | $1,470,000 | $962 | — | Feb 2026 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 01-05 | 1,507 | $1,428,000 | $948 | — | Feb 2026 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 01-05 | 1,528 | $1,480,000 | $968 | — | Dec 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,615 | $1,530,000 | $948 | — | Dec 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,528 | $1,450,000 | $949 | — | Nov 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,518 | $1,501,000 | $989 | — | Nov 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,528 | $1,410,000 | $922 | — | Nov 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 01-05 | 1,528 | $1,470,000 | $962 | — | Oct 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 11-15 | 1,528 | $1,480,000 | $968 | — | Sep 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 11-15 | 1,528 | $1,520,000 | $994 | — | Aug 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,528 | $1,470,000 | $962 | — | Jul 2025 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 06-10 | 1,550 | $1,450,000 | $935 | — | Nov 2024 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 01-05 | 1,518 | $1,470,000 | $969 | — | Jun 2024 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 01-05 | 1,550 | $1,410,000 | $910 | — | Apr 2024 | Resale |
| ELIAS GREEN | 18 | OCR | 3 | 11-15 | 1,550 | $1,440,000 | $929 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.