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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HENRY PARK | 10 | CCR | 5* | - | 3,940 | $10,500,000 | $2,665 | $2,665 | Jan 2026 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 4,151 | $16,000,000 | $3,855 | $3,855 | Jan 2026 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 2,074 | $5,530,000 | $2,666 | $2,666 | Sep 2025 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 4,211 | $11,000,000 | $2,612 | $2,612 | Jul 2025 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 2,520 | $8,000,000 | $3,175 | $3,342 | Apr 2025 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 2,580 | $7,888,000 | $3,057 | $3,057 | Mar 2025 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 5,632 | $13,516,888 | $2,400 | $2,526 | Mar 2025 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 4,194 | $8,380,000 | $1,998 | $1,998 | Nov 2024 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 5,215 | $9,188,000 | $1,762 | $1,762 | Nov 2024 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 2,242 | $5,775,000 | $2,576 | $2,576 | Jul 2024 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 5,444 | $8,200,000 | $1,506 | $1,585 | Jul 2024 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 2,124 | $5,150,000 | $2,425 | $2,425 | Jun 2024 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 3,182 | $5,800,000 | $1,823 | $1,823 | Dec 2023 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 2,395 | $8,800,000 | $3,674 | $3,674 | Nov 2023 | New Sale |
| HENRY PARK | 10 | CCR | 5* | - | 4,325 | $9,100,000 | $2,104 | $2,104 | Jul 2023 | Resale |
| HENRY PARK | 10 | CCR | 5* | - | 5,321 | $10,900,000 | $2,049 | $2,157 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.