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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ELTA | 5 | OCR | 4 | 31-35 | 1,313 | $3,451,000 | $2,628 | $2,743 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 26-30 | 1,184 | $3,273,000 | $2,764 | $2,885 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 06-10 | 1,507 | $3,566,000 | $2,366 | $2,470 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 06-10 | 1,507 | $3,535,000 | $2,346 | $2,449 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 36-40 | 1,507 | $4,056,000 | $2,692 | $2,810 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 5 | 06-10 | 1,776 | $4,028,000 | $2,268 | $2,367 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 31-35 | 1,313 | $3,463,000 | $2,637 | $2,753 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 2 | 36-40 | 807 | $2,248,000 | $2,785 | $2,907 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 26-30 | 1,313 | $3,438,000 | $2,618 | $2,733 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 11-15 | 1,313 | $3,295,000 | $2,509 | $2,619 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 01-05 | 1,313 | $3,134,000 | $2,387 | $2,492 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 21-25 | 1,184 | $3,156,000 | $2,665 | $2,782 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 06-10 | 1,507 | $3,519,000 | $2,335 | $2,437 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 11-15 | 1,313 | $3,252,000 | $2,476 | $2,585 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 26-30 | 1,184 | $3,185,000 | $2,690 | $2,808 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 06-10 | 1,313 | $3,177,000 | $2,419 | $2,525 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 26-30 | 1,313 | $3,408,000 | $2,595 | $2,709 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 21-25 | 1,184 | $3,170,000 | $2,677 | $2,794 | Mar 2026 | New Sale |
| ELTA | 5 | OCR | 3 | 36-40 | 926 | $2,636,000 | $2,848 | $2,973 | Feb 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 26-30 | 1,184 | $3,189,000 | $2,693 | $2,811 | Feb 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.