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 |
|---|---|---|---|---|---|---|---|---|---|---|
| INZ RESIDENCE | 23 | OCR | 4 | 01-05 | 1,216 | $1,770,000 | $1,455 | $1,631 | May 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 11-15 | 1,012 | $1,558,888 | $1,541 | $1,727 | May 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 06-10 | 1,109 | $1,650,000 | $1,488 | $1,668 | May 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 01-05 | 1,044 | $1,560,000 | $1,494 | $1,674 | May 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 06-10 | 883 | $1,308,888 | $1,483 | $1,662 | Apr 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 2 | 06-10 | 689 | $933,000 | $1,354 | $1,518 | Apr 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 11-15 | 1,130 | $1,610,000 | $1,425 | $1,597 | Feb 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 06-10 | 990 | $1,510,000 | $1,525 | $1,709 | Feb 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 01-05 | 1,066 | $1,560,000 | $1,464 | $1,641 | Jan 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 06-10 | 969 | $1,428,888 | $1,475 | $1,653 | Jan 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 06-10 | 1,012 | $1,466,888 | $1,450 | $1,625 | Jan 2026 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 06-10 | 883 | $1,338,888 | $1,517 | $1,700 | Dec 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 01-05 | 883 | $1,220,000 | $1,382 | $1,549 | Dec 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 01-05 | 1,173 | $1,738,000 | $1,481 | $1,660 | Dec 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 01-05 | 883 | $1,248,888 | $1,415 | $1,586 | Nov 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 5 | 01-05 | 1,690 | $2,320,000 | $1,373 | $1,539 | Nov 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 11-15 | 1,109 | $1,750,000 | $1,578 | $1,769 | Nov 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 01-05 | 1,044 | $1,500,000 | $1,437 | $1,611 | Oct 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 3 | 11-15 | 1,012 | $1,458,888 | $1,442 | $1,616 | Oct 2025 | Resale |
| INZ RESIDENCE | 23 | OCR | 4 | 01-05 | 1,184 | $1,710,000 | $1,444 | $1,618 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.