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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FORTUNE PARK | 19 | OCR | 3* | 06-10 | 980 | $1,310,000 | $1,337 | $1,337 | Mar 2025 | Resale |
| FORTUNE PARK | 19 | OCR | 3* | 01-05 | 1,184 | $1,780,000 | $1,503 | $1,503 | Feb 2025 | Resale |
| FORTUNE PARK | 19 | OCR | 4* | 06-10 | 1,270 | $1,700,888 | $1,339 | $1,339 | Jan 2025 | Resale |
| FORTUNE PARK | 19 | OCR | 3* | 06-10 | 1,249 | $1,600,000 | $1,281 | $1,281 | Jul 2024 | Resale |
| FORTUNE PARK | 19 | OCR | 4* | 06-10 | 1,292 | $1,560,000 | $1,208 | $1,208 | Jun 2024 | Resale |
| FORTUNE PARK | 19 | OCR | 4* | 06-10 | 1,270 | $1,600,000 | $1,260 | $1,260 | May 2024 | Resale |
| FORTUNE PARK | 19 | OCR | 3* | 06-10 | 980 | $1,100,000 | $1,123 | $1,123 | Feb 2024 | Resale |
| FORTUNE PARK | 19 | OCR | 3* | 06-10 | 1,184 | $1,450,000 | $1,225 | $1,225 | Jan 2024 | Resale |
| FORTUNE PARK | 19 | OCR | 4* | 01-05 | 1,270 | $1,550,000 | $1,220 | $1,220 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.