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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,076 | $1,355,000 | $1,259 | $1,438 | Mar 2026 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 764 | $950,000 | $1,243 | $1,420 | Mar 2026 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 764 | $950,000 | $1,243 | $1,420 | Feb 2026 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 764 | $950,000 | $1,243 | $1,420 | Feb 2026 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 969 | $1,238,000 | $1,278 | $1,460 | Jan 2026 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,076 | $1,460,000 | $1,356 | $1,549 | Dec 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,001 | $1,280,000 | $1,279 | $1,461 | Dec 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,001 | $1,230,000 | $1,229 | $1,404 | Dec 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,076 | $1,280,000 | $1,189 | $1,358 | Dec 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 872 | $1,088,000 | $1,248 | $1,426 | Dec 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 1 | 06-10 | 484 | $670,000 | $1,383 | $1,580 | Dec 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 797 | $960,000 | $1,205 | $1,377 | Nov 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 06-10 | 764 | $980,000 | $1,282 | $1,465 | Nov 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 1 | 01-05 | 484 | $700,000 | $1,445 | $1,651 | Nov 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 06-10 | 1,001 | $1,280,000 | $1,279 | $1,461 | Oct 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 4 | 01-05 | 1,345 | $1,730,000 | $1,286 | $1,469 | Oct 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 4 | 01-05 | 1,539 | $2,000,000 | $1,299 | $1,484 | Oct 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 872 | $1,120,000 | $1,285 | $1,468 | Sep 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 3 | 01-05 | 1,001 | $1,255,000 | $1,254 | $1,433 | Sep 2025 | Resale |
| HEDGES PARK CONDOMINIUM | 17 | OCR | 2 | 01-05 | 797 | $950,000 | $1,193 | $1,363 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.