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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,920,000 | $2,004 | $2,238 | Apr 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 1,055 | $1,810,000 | $1,716 | $1,916 | Mar 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 11-15 | 1,216 | $2,200,000 | $1,809 | $2,020 | Mar 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 1,055 | $2,100,000 | $1,991 | $2,223 | Mar 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 883 | $1,720,000 | $1,949 | $2,177 | Mar 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 11-15 | 1,055 | $2,130,000 | $2,019 | $2,255 | Feb 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 969 | $1,843,000 | $1,902 | $2,124 | Jan 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 11-15 | 1,216 | $2,150,000 | $1,768 | $1,974 | Jan 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 915 | $1,800,000 | $1,967 | $2,197 | Jan 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 11-15 | 883 | $1,755,000 | $1,988 | $2,220 | Jan 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 958 | $1,860,000 | $1,942 | $2,169 | Jan 2026 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 1,044 | $1,830,000 | $1,753 | $1,958 | Dec 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,860,000 | $1,942 | $2,169 | Dec 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 1,130 | $2,190,000 | $1,938 | $2,164 | Dec 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 915 | $1,608,000 | $1,758 | $1,963 | Dec 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 883 | $1,630,000 | $1,847 | $2,063 | Dec 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 01-05 | 1,055 | $1,945,000 | $1,844 | $2,059 | Dec 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 06-10 | 958 | $1,858,000 | $1,939 | $2,165 | Nov 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 11-15 | 1,055 | $2,045,000 | $1,939 | $2,165 | Nov 2025 | Resale |
| HUNDRED PALMS RESIDENCES | 19 | OCR | 3 | 11-15 | 1,152 | $2,188,888 | $1,901 | $2,123 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.