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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,538,888 | $2,192 | $2,494 | Feb 2026 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 2,289 | $3,880,000 | $1,695 | $1,928 | Dec 2025 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,850,000 | $2,385 | $2,713 | Dec 2025 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 2,575 | $3,880,000 | $1,507 | $1,715 | Nov 2025 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,480,000 | $2,155 | $2,452 | Aug 2025 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,380,000 | $2,093 | $2,381 | Dec 2024 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,280,000 | $2,031 | $2,311 | Dec 2024 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 2,384 | $3,650,000 | $1,531 | $1,742 | Nov 2024 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,180,000 | $1,970 | $2,241 | Nov 2024 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,228,000 | $1,999 | $2,274 | Oct 2024 | Resale |
| HAUS@SERANGOON GARDEN | 19 | OCR | 5* | - | 1,615 | $3,120,000 | $1,932 | $2,198 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.