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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FRANKEL ESTATE | 15 | OCR | 5* | - | 5,233 | $10,800,000 | $2,064 | $2,064 | May 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 4* | - | 1,538 | $5,550,000 | $3,608 | $3,608 | May 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 1,671 | $6,000,000 | $3,592 | $3,592 | May 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 2,541 | $5,800,000 | $2,282 | $2,282 | Apr 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 4,300 | $9,100,000 | $2,116 | $2,116 | Apr 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 2,556 | $8,680,000 | $3,395 | $3,395 | Apr 2026 | New Sale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 4,376 | $10,300,000 | $2,354 | $2,354 | Apr 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 2,235 | $4,880,000 | $2,184 | $2,184 | Mar 2026 | Resale |
| FRANKEL ESTATE | 14 | OCR | 5* | - | 1,755 | $3,600,000 | $2,052 | $2,052 | Mar 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 3,154 | $7,725,000 | $2,449 | $2,449 | Mar 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 3,953 | $8,800,000 | $2,226 | $2,226 | Mar 2026 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 7,697 | $14,466,900 | $1,879 | $1,879 | Feb 2026 | Resale |
| FRANKEL ESTATE | 14 | OCR | 5* | - | 1,723 | $4,080,000 | $2,368 | $2,368 | Nov 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 3,050 | $5,220,000 | $1,711 | $1,711 | Oct 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 3,594 | $7,600,000 | $2,115 | $2,115 | Oct 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 4* | - | 1,579 | $5,200,000 | $3,293 | $3,293 | Sep 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 3,225 | $8,800,000 | $2,729 | $2,729 | Sep 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 6,987 | $11,600,000 | $1,660 | $1,660 | Sep 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 6,003 | $11,000,000 | $1,832 | $1,832 | Sep 2025 | Resale |
| FRANKEL ESTATE | 15 | OCR | 5* | - | 1,785 | $3,550,000 | $1,989 | $1,989 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.