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 |
|---|---|---|---|---|---|---|---|---|---|---|
| IVORY HEIGHTS | 22 | OCR | 5* | 16-20 | 1,701 | $1,825,000 | $1,073 | $1,412 | Apr 2026 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 01-05 | 1,668 | $1,700,000 | $1,019 | $1,341 | Feb 2026 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 11-15 | 1,668 | $1,688,000 | $1,012 | $1,332 | Feb 2026 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 21-25 | 1,701 | $1,700,000 | $1,000 | $1,316 | Dec 2025 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 11-15 | 1,701 | $1,838,800 | $1,081 | $1,422 | Jul 2025 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 11-15 | 1,668 | $1,850,000 | $1,109 | $1,459 | Jun 2025 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 16-20 | 1,701 | $1,800,000 | $1,058 | $1,392 | Feb 2025 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 16-20 | 1,701 | $1,800,000 | $1,058 | $1,392 | Dec 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 01-05 | 1,894 | $1,850,000 | $977 | $1,286 | Oct 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 16-20 | 1,701 | $1,880,000 | $1,105 | $1,454 | Oct 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 21-25 | 1,701 | $1,775,000 | $1,044 | $1,374 | Aug 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 21-25 | 1,701 | $1,900,000 | $1,117 | $1,470 | Jun 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 01-05 | 1,668 | $1,690,000 | $1,013 | $1,333 | May 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 06-10 | 1,701 | $1,750,000 | $1,029 | $1,354 | May 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 11-15 | 1,668 | $1,850,000 | $1,109 | $1,459 | May 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 01-05 | 1,851 | $2,000,000 | $1,080 | $1,421 | Feb 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 21-25 | 1,701 | $1,933,000 | $1,137 | $1,496 | Feb 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 21-25 | 1,701 | $1,826,000 | $1,074 | $1,413 | Feb 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 01-05 | 1,948 | $1,835,000 | $942 | $1,239 | Jan 2024 | Resale |
| IVORY HEIGHTS | 22 | OCR | 5* | 06-10 | 1,701 | $1,795,888 | $1,056 | $1,389 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.