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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,928 | $8,790,000 | $3,002 | $3,002 | Apr 2026 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,928 | $8,600,000 | $2,937 | $2,937 | Mar 2026 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 2 | 01-05 | 1,119 | $2,950,000 | $2,635 | $2,635 | Feb 2026 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,508 | $7,000,000 | $2,791 | $2,791 | Feb 2026 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 11-15 | 2,928 | $7,980,000 | $2,726 | $2,726 | Feb 2026 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 3 | 01-05 | 2,142 | $5,160,000 | $2,409 | $2,409 | Jan 2026 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 5* | 01-05 | 2,669 | $6,600,000 | $2,472 | $2,472 | Oct 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,454 | $6,900,000 | $2,812 | $2,812 | Oct 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 01-05 | 2,497 | $7,350,000 | $2,943 | $2,943 | Aug 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 2 | 01-05 | 1,119 | $2,950,000 | $2,635 | $2,635 | Jun 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 3 | 01-05 | 1,970 | $5,120,000 | $2,599 | $2,599 | Apr 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,486 | $7,200,000 | $2,896 | $2,896 | Apr 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 3 | 06-10 | 1,970 | $5,550,000 | $2,818 | $2,818 | Mar 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,454 | $7,330,000 | $2,987 | $2,987 | Mar 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,508 | $7,400,000 | $2,951 | $2,951 | Feb 2025 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 06-10 | 2,454 | $7,100,000 | $2,893 | $2,893 | Nov 2024 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 3 | 01-05 | 1,970 | $5,500,000 | $2,792 | $2,792 | Oct 2024 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 5* | 01-05 | 1,862 | $4,280,000 | $2,298 | $2,298 | Aug 2024 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 4 | 11-15 | 2,680 | $7,980,000 | $2,977 | $2,977 | Aug 2024 | Resale |
| GOODWOOD RESIDENCE | 10 | CCR | 2 | 06-10 | 1,119 | $2,900,000 | $2,591 | $2,591 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.