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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FLO RESIDENCE | 19 | OCR | 3 | 11-15 | 936 | $1,380,000 | $1,474 | $1,677 | Feb 2026 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 06-10 | 969 | $1,472,000 | $1,519 | $1,728 | Feb 2026 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 06-10 | 1,012 | $1,520,000 | $1,502 | $1,709 | Feb 2026 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 11-15 | 1,012 | $1,480,000 | $1,463 | $1,665 | Jan 2026 | Resale |
| FLO RESIDENCE | 19 | OCR | 2 | 16-20 | 861 | $1,290,000 | $1,498 | $1,704 | Dec 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 01-05 | 1,012 | $1,430,000 | $1,413 | $1,608 | Nov 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 2 | 01-05 | 861 | $1,105,800 | $1,284 | $1,461 | Oct 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 06-10 | 1,012 | $1,420,000 | $1,403 | $1,596 | Oct 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 11-15 | 926 | $1,365,888 | $1,476 | $1,679 | Sep 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 4 | 06-10 | 1,345 | $1,908,000 | $1,418 | $1,613 | Sep 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 01-05 | 926 | $1,285,000 | $1,388 | $1,579 | Jul 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 2 | 06-10 | 786 | $1,173,000 | $1,493 | $1,699 | Jun 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 2 | 06-10 | 786 | $1,092,500 | $1,390 | $1,581 | Jun 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 16-20 | 936 | $1,390,000 | $1,484 | $1,688 | Jun 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 2 | 01-05 | 786 | $1,050,000 | $1,336 | $1,520 | Jun 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 01-05 | 1,012 | $1,500,000 | $1,482 | $1,686 | Jun 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 06-10 | 1,012 | $1,500,000 | $1,482 | $1,686 | Jun 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 11-15 | 1,012 | $1,428,888 | $1,412 | $1,606 | Feb 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 2 | 11-15 | 786 | $1,135,000 | $1,444 | $1,643 | Jan 2025 | Resale |
| FLO RESIDENCE | 19 | OCR | 3 | 11-15 | 1,012 | $1,425,000 | $1,408 | $1,602 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.