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 | 5 | 11-15 | 1,776 | $4,122,000 | $2,321 | $2,423 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 26-30 | 1,507 | $3,898,000 | $2,587 | $2,700 | May 2026 | New Sale |
| ELTA | 5 | OCR | 3 | 36-40 | 1,023 | $2,930,000 | $2,865 | $2,991 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 16-20 | 1,313 | $3,334,000 | $2,539 | $2,650 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 16-20 | 1,313 | $3,310,000 | $2,521 | $2,632 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 06-10 | 1,507 | $3,596,000 | $2,386 | $2,491 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 11-15 | 1,507 | $3,643,000 | $2,417 | $2,523 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 31-35 | 1,313 | $3,476,000 | $2,647 | $2,763 | May 2026 | New Sale |
| ELTA | 5 | OCR | 5 | 01-05 | 1,776 | $3,906,000 | $2,199 | $2,295 | May 2026 | New Sale |
| ELTA | 5 | OCR | 3 | 36-40 | 926 | $2,655,000 | $2,868 | $2,994 | May 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 11-15 | 1,313 | $3,266,000 | $2,487 | $2,596 | May 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 | 36-40 | 1,507 | $4,056,000 | $2,692 | $2,810 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 31-35 | 1,313 | $3,451,000 | $2,628 | $2,743 | 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 | 5 | 06-10 | 1,776 | $4,028,000 | $2,268 | $2,367 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 11-15 | 1,313 | $3,281,000 | $2,498 | $2,608 | Apr 2026 | New Sale |
| ELTA | 5 | OCR | 4 | 16-20 | 1,313 | $3,355,000 | $2,555 | $2,667 | 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 | 31-35 | 1,184 | $3,286,000 | $2,775 | $2,897 | Apr 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.