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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GLENDALE PARK | 23 | OCR | 2 | 01-05 | 1,033 | $1,800,000 | $1,742 | $1,742 | Dec 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 2 | 01-05 | 1,270 | $2,030,000 | $1,598 | $1,598 | Dec 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,249 | $2,300,000 | $1,842 | $1,842 | Oct 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 01-05 | 1,507 | $2,600,000 | $1,725 | $1,725 | Oct 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,216 | $2,080,000 | $1,710 | $1,710 | Sep 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 2 | 06-10 | 1,033 | $1,825,000 | $1,766 | $1,766 | Jul 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,313 | $2,238,000 | $1,704 | $1,704 | Apr 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 2 | 06-10 | 1,206 | $1,850,000 | $1,535 | $1,535 | Jan 2025 | Resale |
| GLENDALE PARK | 23 | OCR | 2 | 01-05 | 1,033 | $1,850,000 | $1,790 | $1,790 | Dec 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,216 | $2,060,000 | $1,694 | $1,694 | Oct 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 2 | 01-05 | 1,184 | $1,770,000 | $1,495 | $1,495 | Oct 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 01-05 | 1,249 | $2,050,000 | $1,642 | $1,642 | Aug 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 01-05 | 1,216 | $1,900,000 | $1,562 | $1,562 | Aug 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 01-05 | 1,216 | $2,000,000 | $1,644 | $1,644 | Jun 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,313 | $2,191,100 | $1,669 | $1,669 | May 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,668 | $2,470,000 | $1,480 | $1,480 | May 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,249 | $2,050,000 | $1,642 | $1,642 | Mar 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 2 | 06-10 | 1,033 | $1,780,000 | $1,723 | $1,723 | Feb 2024 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 01-05 | 1,249 | $1,950,000 | $1,562 | $1,562 | Dec 2023 | Resale |
| GLENDALE PARK | 23 | OCR | 3 | 06-10 | 1,410 | $2,100,000 | $1,489 | $1,489 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.