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 TREES | 5 | OCR | 3 | 01-05 | 1,302 | $2,340,000 | $1,797 | $1,892 | Apr 2026 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 06-10 | 915 | $1,675,000 | $1,831 | $1,927 | Dec 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 4 | 01-05 | 1,475 | $2,770,000 | $1,878 | $1,977 | Nov 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 06-10 | 786 | $1,472,000 | $1,873 | $1,972 | Oct 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 4 | 06-10 | 1,475 | $2,900,000 | $1,967 | $2,071 | Sep 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 11-15 | 915 | $1,620,000 | $1,771 | $1,864 | Sep 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 1 | 01-05 | 484 | $900,000 | $1,858 | $1,956 | Aug 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 3 | 06-10 | 1,302 | $2,505,888 | $1,924 | $2,025 | Jul 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 3 | 06-10 | 1,313 | $2,500,000 | $1,904 | $2,004 | Jul 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 3 | 01-05 | 1,163 | $2,128,000 | $1,831 | $1,927 | Apr 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 01-05 | 915 | $1,635,000 | $1,787 | $1,881 | Feb 2025 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 01-05 | 915 | $1,620,000 | $1,771 | $1,864 | Nov 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 3 | 06-10 | 1,302 | $2,380,000 | $1,827 | $1,923 | Nov 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 06-10 | 915 | $1,620,000 | $1,771 | $1,864 | Oct 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 4 | 01-05 | 1,475 | $2,775,000 | $1,882 | $1,981 | Sep 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 01-05 | 786 | $1,300,000 | $1,654 | $1,741 | Jul 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 4 | 06-10 | 1,475 | $2,800,000 | $1,899 | $1,999 | Jul 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 06-10 | 915 | $1,508,000 | $1,648 | $1,735 | Jul 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 11-15 | 786 | $1,265,000 | $1,610 | $1,695 | Apr 2024 | Resale |
| HUNDRED TREES | 5 | OCR | 2 | 11-15 | 915 | $1,540,000 | $1,683 | $1,772 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.