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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 1,948 | $2,100,000 | $1,078 | $1,468 | Apr 2026 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,100,000 | $955 | $1,300 | Jan 2026 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 01-05 | 1,948 | $2,200,000 | $1,129 | $1,537 | Dec 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,250,000 | $1,085 | $1,477 | Nov 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 2,002 | $2,250,000 | $1,124 | $1,531 | Sep 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 1,948 | $2,243,888 | $1,152 | $1,569 | Sep 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 1,948 | $2,200,000 | $1,129 | $1,537 | Aug 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 1,948 | $2,180,000 | $1,119 | $1,524 | Jun 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 01-05 | 2,002 | $2,480,000 | $1,239 | $1,687 | May 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,260,000 | $1,094 | $1,490 | Apr 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,200,000 | $1,042 | $1,419 | Apr 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 4* | 01-05 | 1,292 | $1,422,000 | $1,101 | $1,499 | Apr 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 4* | 06-10 | 1,389 | $1,630,000 | $1,174 | $1,599 | Jan 2025 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 1,948 | $2,248,000 | $1,154 | $1,571 | Nov 2024 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,262,000 | $1,096 | $1,492 | Aug 2024 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 11-15 | 3,907 | $3,188,000 | $816 | $1,111 | Mar 2024 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,340,000 | $1,163 | $1,584 | Feb 2024 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,250,000 | $1,085 | $1,477 | Feb 2024 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 3* | 01-05 | 1,152 | $1,280,000 | $1,111 | $1,513 | Jan 2024 | Resale |
| FAR HORIZON GARDENS | 20 | OCR | 5* | 06-10 | 2,002 | $2,288,000 | $1,143 | $1,556 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.