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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FORESQUE RESIDENCES | 23 | OCR | 2 | 06-10 | 743 | $1,188,800 | $1,601 | $1,822 | Apr 2026 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 16-20 | 1,184 | $1,930,000 | $1,630 | $1,855 | Mar 2026 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 21-25 | 1,184 | $1,965,000 | $1,660 | $1,889 | Mar 2026 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 2 | 21-25 | 743 | $1,180,000 | $1,589 | $1,808 | Jan 2026 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 16-20 | 1,281 | $2,150,000 | $1,679 | $1,910 | Nov 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 16-20 | 1,238 | $2,065,000 | $1,668 | $1,898 | Aug 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 11-15 | 1,130 | $1,788,000 | $1,582 | $1,800 | Aug 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 1 | 16-20 | 463 | $760,000 | $1,642 | $1,868 | Aug 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 21-25 | 2,400 | $2,650,000 | $1,104 | $1,256 | May 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 16-20 | 1,270 | $2,250,000 | $1,771 | $2,015 | Apr 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 11-15 | 1,184 | $1,930,000 | $1,630 | $1,855 | Apr 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 2 | 21-25 | 743 | $1,230,000 | $1,656 | $1,884 | Mar 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 06-10 | 1,281 | $2,060,000 | $1,608 | $1,829 | Mar 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 21-25 | 1,130 | $1,838,888 | $1,627 | $1,851 | Mar 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 01-05 | 1,830 | $2,180,000 | $1,191 | $1,355 | Mar 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 16-20 | 1,184 | $1,865,000 | $1,575 | $1,792 | Feb 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 16-20 | 1,270 | $2,188,000 | $1,723 | $1,960 | Jan 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 11-15 | 1,184 | $1,870,000 | $1,579 | $1,796 | Jan 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 3 | 21-25 | 2,336 | $2,870,000 | $1,229 | $1,398 | Jan 2025 | Resale |
| FORESQUE RESIDENCES | 23 | OCR | 2 | 06-10 | 732 | $1,155,000 | $1,578 | $1,795 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.