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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FLAMINGO VALLEY | 15 | OCR | 4 | 01-05 | 2,573 | $4,220,000 | $1,640 | $1,640 | Apr 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 4 | 01-05 | 1,593 | $3,180,000 | $1,996 | $1,996 | Mar 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3 | 01-05 | 1,206 | $2,348,000 | $1,948 | $1,948 | Mar 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 2 | 01-05 | 818 | $1,580,000 | $1,931 | $1,931 | Feb 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 4 | 01-05 | 2,067 | $3,300,000 | $1,597 | $1,597 | Jan 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 2 | 01-05 | 818 | $1,575,000 | $1,925 | $1,925 | Jan 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3 | 01-05 | 1,216 | $2,372,000 | $1,950 | $1,950 | Jan 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 4 | 01-05 | 1,593 | $3,108,888 | $1,952 | $1,952 | Jan 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3* | 01-05 | 1,173 | $2,068,000 | $1,763 | $1,763 | Jan 2026 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 2 | 01-05 | 818 | $1,568,000 | $1,917 | $1,917 | Dec 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 4 | 01-05 | 1,636 | $3,180,000 | $1,944 | $1,944 | Dec 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3 | 01-05 | 2,293 | $3,038,000 | $1,325 | $1,325 | Oct 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3 | 01-05 | 1,206 | $2,200,000 | $1,825 | $1,825 | Oct 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3 | 01-05 | 990 | $1,850,000 | $1,868 | $1,868 | Oct 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 2 | 01-05 | 786 | $1,488,000 | $1,894 | $1,894 | Oct 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 5* | 01-05 | 1,851 | $2,400,000 | $1,296 | $1,296 | Sep 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 2 | 01-05 | 861 | $1,600,000 | $1,858 | $1,858 | Sep 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 4 | 01-05 | 1,873 | $3,250,000 | $1,735 | $1,735 | Aug 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3* | 01-05 | 936 | $1,450,000 | $1,548 | $1,548 | Aug 2025 | Resale |
| FLAMINGO VALLEY | 15 | OCR | 3 | 01-05 | 1,389 | $2,580,000 | $1,858 | $1,858 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.