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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FERNWOOD TOWERS | 15 | OCR | 5* | 01-05 | 1,636 | $2,700,000 | $1,650 | $1,650 | Mar 2026 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 16-20 | 1,636 | $2,860,000 | $1,748 | $1,748 | Jan 2026 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 01-05 | 1,636 | $2,748,000 | $1,680 | $1,680 | Dec 2025 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 06-10 | 1,636 | $2,700,000 | $1,650 | $1,650 | Dec 2025 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 3* | 01-05 | 1,195 | $2,080,000 | $1,741 | $1,741 | Aug 2025 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 3* | 01-05 | 1,195 | $2,150,000 | $1,799 | $1,799 | Jun 2025 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 3* | 06-10 | 1,195 | $2,250,000 | $1,883 | $1,883 | Apr 2025 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 06-10 | 1,636 | $2,700,000 | $1,650 | $1,650 | Jan 2025 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 01-05 | 1,636 | $2,500,000 | $1,528 | $1,528 | Dec 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 2* | 01-05 | 807 | $1,538,888 | $1,906 | $1,906 | Nov 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 06-10 | 1,636 | $2,680,000 | $1,638 | $1,638 | Oct 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 11-15 | 1,636 | $2,850,000 | $1,742 | $1,742 | Oct 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 11-15 | 1,636 | $2,680,000 | $1,638 | $1,638 | Jul 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 16-20 | 1,636 | $2,868,000 | $1,753 | $1,753 | May 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 06-10 | 1,636 | $2,550,000 | $1,559 | $1,559 | May 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 01-05 | 1,636 | $2,580,000 | $1,577 | $1,577 | May 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 3* | 06-10 | 1,195 | $2,080,000 | $1,741 | $1,741 | May 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 01-05 | 1,636 | $2,500,000 | $1,528 | $1,528 | May 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 06-10 | 1,647 | $2,688,888 | $1,633 | $1,633 | Apr 2024 | Resale |
| FERNWOOD TOWERS | 15 | OCR | 5* | 11-15 | 1,636 | $2,620,000 | $1,601 | $1,601 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.