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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FOREST WOODS | 19 | OCR | 1* | 01-05 | 506 | $938,000 | $1,854 | $2,070 | Mar 2026 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 01-05 | 980 | $2,088,888 | $2,133 | $2,382 | Feb 2026 | Resale |
| FOREST WOODS | 19 | OCR | 2* | 01-05 | 603 | $1,240,000 | $2,057 | $2,297 | Feb 2026 | Resale |
| FOREST WOODS | 19 | OCR | 4* | 06-10 | 1,281 | $3,100,000 | $2,420 | $2,702 | Jan 2026 | Resale |
| FOREST WOODS | 19 | OCR | 2* | 06-10 | 635 | $1,250,000 | $1,968 | $2,198 | Jan 2026 | Resale |
| FOREST WOODS | 19 | OCR | 4* | 01-05 | 1,389 | $2,850,000 | $2,053 | $2,293 | Dec 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 06-10 | 936 | $2,143,000 | $2,288 | $2,555 | Dec 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 06-10 | 947 | $2,058,000 | $2,173 | $2,427 | Dec 2025 | Resale |
| FOREST WOODS | 19 | OCR | 1* | 01-05 | 517 | $930,000 | $1,800 | $2,010 | Nov 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 11-15 | 1,173 | $2,380,000 | $2,029 | $2,266 | Oct 2025 | Resale |
| FOREST WOODS | 19 | OCR | 2* | 11-15 | 753 | $1,318,000 | $1,749 | $1,953 | Oct 2025 | Resale |
| FOREST WOODS | 19 | OCR | 2* | 06-10 | 721 | $1,530,000 | $2,122 | $2,370 | Oct 2025 | Resale |
| FOREST WOODS | 19 | OCR | 2* | 01-05 | 667 | $1,308,888 | $1,961 | $2,190 | Oct 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 01-05 | 947 | $2,065,000 | $2,180 | $2,434 | Oct 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 01-05 | 947 | $2,000,000 | $2,111 | $2,357 | Sep 2025 | Resale |
| FOREST WOODS | 19 | OCR | 1* | 06-10 | 517 | $1,000,000 | $1,935 | $2,161 | Aug 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 06-10 | 1,238 | $2,885,000 | $2,331 | $2,603 | Aug 2025 | Resale |
| FOREST WOODS | 19 | OCR | 2* | 06-10 | 657 | $1,322,000 | $2,013 | $2,248 | Jul 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 06-10 | 915 | $2,042,888 | $2,233 | $2,494 | Jun 2025 | Resale |
| FOREST WOODS | 19 | OCR | 3* | 01-05 | 926 | $1,815,000 | $1,961 | $2,190 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.