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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GOLDEN HEIGHTS | 19 | OCR | 3 | 16-20 | 2,164 | $2,880,000 | $1,331 | $1,331 | Jan 2026 | Resale |
| GOLDEN HEIGHTS | 19 | OCR | 3 | 11-15 | 1,184 | $2,080,000 | $1,757 | $1,757 | Sep 2025 | Resale |
| GOLDEN HEIGHTS | 19 | OCR | 3 | 16-20 | 2,207 | $2,650,000 | $1,201 | $1,201 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.