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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EUPHONY GARDENS | 27 | OCR | 2 | 01-05 | 1,055 | $980,000 | $929 | $1,131 | Mar 2026 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,894 | $1,748,000 | $923 | $1,123 | Mar 2026 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,518 | $1,480,000 | $975 | $1,186 | Mar 2026 | Resale |
| EUPHONY GARDENS | 27 | OCR | 2 | 01-05 | 1,076 | $1,050,000 | $975 | $1,186 | Feb 2026 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3* | 01-05 | 1,184 | $1,140,000 | $963 | $1,172 | Jan 2026 | Resale |
| EUPHONY GARDENS | 27 | OCR | 1 | 01-05 | 732 | $780,000 | $1,066 | $1,297 | Dec 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 1 | 01-05 | 883 | $785,000 | $889 | $1,082 | Sep 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 4 | 01-05 | 2,454 | $2,179,000 | $888 | $1,081 | Sep 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,281 | $1,230,000 | $960 | $1,168 | Sep 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,163 | $1,018,000 | $876 | $1,066 | Sep 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 2 | 01-05 | 1,023 | $920,000 | $900 | $1,095 | Jun 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 2,088 | $1,830,000 | $876 | $1,066 | Jun 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 2 | 01-05 | 1,044 | $1,050,000 | $1,006 | $1,224 | Jun 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,518 | $1,250,000 | $824 | $1,003 | Jun 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 2,196 | $1,900,000 | $865 | $1,053 | Mar 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,894 | $1,765,000 | $932 | $1,134 | Feb 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 4 | 01-05 | 2,056 | $1,800,000 | $876 | $1,066 | Jan 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 2 | 01-05 | 1,055 | $1,038,000 | $984 | $1,197 | Jan 2025 | Resale |
| EUPHONY GARDENS | 27 | OCR | 3 | 01-05 | 1,518 | $1,460,000 | $962 | $1,171 | Dec 2024 | Resale |
| EUPHONY GARDENS | 27 | OCR | 2 | 01-05 | 1,076 | $1,000,000 | $929 | $1,131 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.