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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ISUITES @ PALM | 19 | OCR | 3 | 01-05 | 1,216 | $1,560,000 | $1,283 | $1,351 | Jan 2026 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 431 | $660,000 | $1,533 | $1,614 | Jul 2025 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 463 | $735,000 | $1,588 | $1,672 | May 2025 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 431 | $680,000 | $1,579 | $1,662 | Sep 2024 | Resale |
| ISUITES @ PALM | 19 | OCR | 2 | 01-05 | 635 | $906,000 | $1,427 | $1,502 | Apr 2024 | Resale |
| ISUITES @ PALM | 19 | OCR | 2 | 01-05 | 850 | $1,230,000 | $1,446 | $1,522 | Apr 2024 | Resale |
| ISUITES @ PALM | 19 | OCR | 3 | 01-05 | 1,184 | $1,450,000 | $1,225 | $1,289 | Mar 2024 | Resale |
| ISUITES @ PALM | 19 | OCR | 3 | 01-05 | 1,184 | $1,500,000 | $1,267 | $1,334 | Dec 2023 | Resale |
| ISUITES @ PALM | 19 | OCR | 2 | 01-05 | 635 | $860,000 | $1,354 | $1,425 | Oct 2023 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 431 | $675,000 | $1,568 | $1,651 | Sep 2023 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 431 | $666,000 | $1,547 | $1,628 | Sep 2023 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 463 | $670,000 | $1,448 | $1,524 | Aug 2023 | Resale |
| ISUITES @ PALM | 19 | OCR | 1 | 01-05 | 463 | $650,000 | $1,404 | $1,478 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.