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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,799 | $2,770,000 | $990 | — | Oct 2025 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,035 | $2,858,888 | $942 | — | Oct 2025 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,874 | $2,780,000 | $967 | — | Sep 2025 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,799 | $2,648,000 | $946 | — | Aug 2025 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,057 | $2,930,000 | $958 | — | Jun 2025 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,874 | $2,580,000 | $898 | — | Jan 2025 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,992 | $2,600,000 | $869 | — | Nov 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,992 | $2,560,000 | $856 | — | Sep 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,874 | $2,428,888 | $845 | — | Aug 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,928 | $2,738,000 | $935 | — | Jul 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,014 | $2,770,000 | $919 | — | Jun 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,057 | $2,838,000 | $928 | — | May 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,992 | $2,500,000 | $835 | — | May 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,992 | $2,550,000 | $852 | — | Apr 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,218 | $2,860,000 | $889 | — | Apr 2024 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,014 | $2,600,000 | $863 | — | Dec 2023 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 2,992 | $2,608,000 | $872 | — | Dec 2023 | Resale |
| HORIZON GARDENS | 20 | OCR | 5* | - | 3,014 | $2,703,999 | $897 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.