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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,023 | $1,200,000 | $1,174 | $1,457 | Feb 2026 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 16-20 | 1,044 | $1,188,000 | $1,138 | $1,413 | Feb 2026 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 01-05 | 1,087 | $1,218,888 | $1,121 | $1,392 | Nov 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,238 | $1,410,000 | $1,139 | $1,414 | Oct 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 4 | 01-05 | 1,345 | $1,480,000 | $1,100 | $1,365 | Oct 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,044 | $1,210,000 | $1,159 | $1,439 | Oct 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 06-10 | 1,238 | $1,300,000 | $1,050 | $1,303 | Sep 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,238 | $1,325,000 | $1,070 | $1,328 | Jul 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 06-10 | 1,066 | $1,160,000 | $1,089 | $1,352 | Jul 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,023 | $1,145,000 | $1,120 | $1,390 | Jun 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,087 | $1,190,000 | $1,095 | $1,359 | Jun 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,023 | $1,138,888 | $1,114 | $1,383 | May 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 16-20 | 1,076 | $1,250,000 | $1,161 | $1,441 | Feb 2025 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 01-05 | 1,066 | $1,070,000 | $1,004 | $1,246 | Dec 2024 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 06-10 | 1,012 | $1,150,000 | $1,137 | $1,411 | Oct 2024 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,238 | $1,230,000 | $994 | $1,234 | Sep 2024 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,023 | $1,168,000 | $1,142 | $1,418 | Sep 2024 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,249 | $1,290,000 | $1,033 | $1,282 | Jul 2024 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 06-10 | 1,044 | $1,250,000 | $1,197 | $1,486 | Jul 2024 | Resale |
| EVERGREEN PARK | 19 | OCR | 3 | 11-15 | 1,023 | $1,111,000 | $1,086 | $1,348 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.