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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ESTELLA GARDENS | 17 | OCR | 2* | 06-10 | 657 | $813,888 | $1,240 | $1,240 | Mar 2026 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 01-05 | 1,259 | $1,500,000 | $1,191 | $1,191 | Mar 2026 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 06-10 | 1,141 | $1,350,000 | $1,183 | $1,183 | Mar 2026 | Resale |
| ESTELLA GARDENS | 17 | OCR | 2* | 01-05 | 657 | $780,000 | $1,188 | $1,188 | Dec 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 2* | 06-10 | 657 | $810,000 | $1,234 | $1,234 | Jul 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 01-05 | 958 | $1,140,000 | $1,190 | $1,190 | Jun 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 01-05 | 1,593 | $1,950,000 | $1,224 | $1,224 | Jun 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 01-05 | 936 | $1,135,000 | $1,212 | $1,212 | Jun 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 01-05 | 936 | $1,140,000 | $1,217 | $1,217 | Jun 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 06-10 | 1,141 | $1,350,000 | $1,183 | $1,183 | May 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 01-05 | 1,292 | $1,500,000 | $1,161 | $1,161 | Mar 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 01-05 | 958 | $1,080,000 | $1,127 | $1,127 | Feb 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 01-05 | 1,292 | $1,480,000 | $1,146 | $1,146 | Jan 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 06-10 | 1,141 | $1,326,888 | $1,163 | $1,163 | Jan 2025 | Resale |
| ESTELLA GARDENS | 17 | OCR | 2* | 01-05 | 657 | $785,000 | $1,196 | $1,196 | Nov 2024 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 01-05 | 1,292 | $1,450,000 | $1,123 | $1,123 | Sep 2024 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 06-10 | 1,259 | $1,450,000 | $1,151 | $1,151 | Aug 2024 | Resale |
| ESTELLA GARDENS | 17 | OCR | 4* | 01-05 | 1,292 | $1,408,888 | $1,091 | $1,091 | Apr 2024 | Resale |
| ESTELLA GARDENS | 17 | OCR | 2* | 01-05 | 657 | $782,000 | $1,191 | $1,191 | Mar 2024 | Resale |
| ESTELLA GARDENS | 17 | OCR | 3* | 06-10 | 936 | $1,100,000 | $1,175 | $1,175 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.