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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,195 | $1,750,000 | $1,465 | $1,806 | Mar 2026 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,259 | $1,852,000 | $1,471 | $1,813 | Dec 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 2 | 01-05 | 1,163 | $1,670,000 | $1,437 | $1,771 | Nov 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,195 | $1,780,000 | $1,490 | $1,837 | Oct 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,249 | $1,680,000 | $1,345 | $1,658 | Sep 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 4 | 01-05 | 1,367 | $1,910,000 | $1,397 | $1,722 | Jul 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,249 | $1,600,000 | $1,281 | $1,579 | May 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3* | 01-05 | 1,012 | $1,400,000 | $1,384 | $1,706 | Apr 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,184 | $1,680,000 | $1,419 | $1,749 | Mar 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 2 | 01-05 | 1,023 | $1,380,000 | $1,350 | $1,664 | Feb 2025 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,421 | $1,905,000 | $1,341 | $1,653 | Dec 2024 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 2 | 01-05 | 1,109 | $1,580,000 | $1,425 | $1,756 | Dec 2024 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,227 | $1,650,000 | $1,345 | $1,658 | Sep 2024 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 2 | 01-05 | 1,023 | $1,360,000 | $1,330 | $1,639 | Jun 2024 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 990 | $1,398,888 | $1,413 | $1,742 | Jan 2024 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 2 | 01-05 | 1,173 | $1,670,000 | $1,423 | $1,754 | Dec 2023 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,593 | $1,900,000 | $1,193 | $1,470 | Sep 2023 | Resale |
| HIGH OAK CONDOMINIUM | 21 | RCR | 2 | 01-05 | 1,173 | $1,300,000 | $1,108 | $1,366 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.