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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HERON BAY | 19 | OCR | 4 | 01-05 | 1,281 | $1,696,000 | $1,324 | $1,500 | Mar 2026 | Resale |
| HERON BAY | 19 | OCR | 3 | 01-05 | 1,259 | $1,538,888 | $1,222 | $1,385 | Feb 2026 | Resale |
| HERON BAY | 19 | OCR | 4 | 06-10 | 1,281 | $1,838,000 | $1,435 | $1,626 | Jan 2026 | Resale |
| HERON BAY | 19 | OCR | 4 | 11-15 | 1,281 | $1,850,000 | $1,444 | $1,636 | Dec 2025 | Resale |
| HERON BAY | 19 | OCR | 5 | 06-10 | 1,507 | $2,180,000 | $1,447 | $1,640 | Dec 2025 | Resale |
| HERON BAY | 19 | OCR | 5 | 11-15 | 1,496 | $2,330,000 | $1,557 | $1,764 | Nov 2025 | Resale |
| HERON BAY | 19 | OCR | 4 | 06-10 | 1,281 | $1,908,000 | $1,490 | $1,688 | Oct 2025 | Resale |
| HERON BAY | 19 | OCR | 4 | 11-15 | 1,281 | $1,800,000 | $1,405 | $1,592 | Oct 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 06-10 | 1,033 | $1,350,000 | $1,306 | $1,480 | Sep 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 06-10 | 1,023 | $1,388,000 | $1,357 | $1,538 | Sep 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 16-20 | 1,023 | $1,430,000 | $1,398 | $1,584 | Sep 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 06-10 | 1,033 | $1,456,000 | $1,409 | $1,597 | Sep 2025 | Resale |
| HERON BAY | 19 | OCR | 5 | 16-20 | 1,507 | $2,250,000 | $1,493 | $1,692 | Aug 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 06-10 | 1,227 | $1,600,000 | $1,304 | $1,478 | Aug 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 11-15 | 1,023 | $1,375,000 | $1,345 | $1,524 | Aug 2025 | Resale |
| HERON BAY | 19 | OCR | 4 | 11-15 | 1,389 | $1,925,000 | $1,386 | $1,570 | Jul 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 06-10 | 1,033 | $1,370,000 | $1,326 | $1,502 | Jul 2025 | Resale |
| HERON BAY | 19 | OCR | 4 | 16-20 | 1,389 | $1,930,000 | $1,390 | $1,575 | Jul 2025 | Resale |
| HERON BAY | 19 | OCR | 2 | 01-05 | 915 | $1,100,000 | $1,202 | $1,362 | Jun 2025 | Resale |
| HERON BAY | 19 | OCR | 3 | 11-15 | 1,023 | $1,400,000 | $1,369 | $1,551 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.