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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ESPARINA RESIDENCES | 19 | OCR | 3 | 16-20 | 1,399 | $2,150,000 | $1,536 | $1,755 | Mar 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 11-15 | 1,163 | $2,000,888 | $1,721 | $1,966 | Mar 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 01-05 | 829 | $1,388,000 | $1,675 | $1,914 | Mar 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 11-15 | 1,001 | $1,780,000 | $1,778 | $2,031 | Mar 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 11-15 | 1,066 | $1,920,000 | $1,802 | $2,059 | Mar 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 01-05 | 1,356 | $1,938,000 | $1,429 | $1,633 | Feb 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 01-05 | 1,066 | $1,915,000 | $1,797 | $2,053 | Feb 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 06-10 | 829 | $1,410,000 | $1,701 | $1,943 | Jan 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 06-10 | 1,001 | $1,780,000 | $1,778 | $2,031 | Jan 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 16-20 | 829 | $1,410,000 | $1,701 | $1,943 | Jan 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 06-10 | 1,066 | $1,888,000 | $1,772 | $2,024 | Jan 2026 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 06-10 | 829 | $1,355,000 | $1,635 | $1,868 | Dec 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 06-10 | 1,163 | $1,980,000 | $1,703 | $1,946 | Dec 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 01-05 | 829 | $1,180,000 | $1,424 | $1,627 | Nov 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 11-15 | 1,001 | $1,790,000 | $1,788 | $2,043 | Nov 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 06-10 | 829 | $1,410,000 | $1,701 | $1,943 | Nov 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 2 | 06-10 | 829 | $1,310,000 | $1,581 | $1,806 | Oct 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 01-05 | 1,001 | $1,710,000 | $1,708 | $1,951 | Oct 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 16-20 | 1,001 | $1,790,000 | $1,788 | $2,043 | Oct 2025 | Resale |
| ESPARINA RESIDENCES | 19 | OCR | 3 | 11-15 | 1,066 | $1,910,888 | $1,793 | $2,048 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.