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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HORIZON GREEN | 20 | OCR | 5* | - | 3,132 | $2,975,000 | $950 | $1,179 | Apr 2026 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,272 | $3,230,000 | $987 | $1,225 | Feb 2026 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,197 | $3,068,000 | $960 | $1,192 | Dec 2025 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,617 | $3,300,000 | $912 | $1,132 | Sep 2025 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,111 | $2,850,000 | $916 | $1,137 | Nov 2024 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,272 | $3,085,000 | $943 | $1,171 | Dec 2023 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,369 | $2,900,000 | $861 | $1,069 | Jul 2023 | Resale |
| HORIZON GREEN | 20 | OCR | 5* | - | 3,380 | $2,880,000 | $852 | $1,058 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.