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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ESPIRA SUITES | 15 | OCR | 1* | 01-05 | 484 | $788,000 | $1,627 | $1,627 | Mar 2026 | Resale |
| ESPIRA SUITES | 15 | OCR | 1 | 01-05 | 441 | $756,888 | $1,715 | $1,715 | Oct 2025 | Resale |
| ESPIRA SUITES | 15 | OCR | 3* | 01-05 | 1,066 | $1,408,000 | $1,321 | $1,321 | Sep 2025 | Resale |
| ESPIRA SUITES | 15 | OCR | 1* | 01-05 | 484 | $800,000 | $1,652 | $1,652 | Jul 2024 | Resale |
| ESPIRA SUITES | 15 | OCR | 1 | 01-05 | 441 | $718,888 | $1,629 | $1,629 | Jun 2024 | Resale |
| ESPIRA SUITES | 15 | OCR | 1 | 01-05 | 441 | $745,000 | $1,688 | $1,688 | May 2024 | Resale |
| ESPIRA SUITES | 15 | OCR | 1 | 01-05 | 431 | $740,000 | $1,719 | $1,719 | May 2024 | Resale |
| ESPIRA SUITES | 15 | OCR | 1 | 01-05 | 441 | $715,000 | $1,620 | $1,620 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.